HomeMy WebLinkAbout2011-1212 PECPEC Holiday Lunch
MAIN AGENDA
PLANNING AND ENVIRONMENTAL COMMISSION
December 12, 2011
12:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 South Frontage Road West - Vail, Colorado, 81657
12:OOpm
1:OOpm
20 minutes
1. A request for a final recommendation to the Vail Town Council for a major amendment to Special
Development District No. 22, Grand Traverse, pursuant to Section 12- 9A -10, Amendment
Procedures, Vail Town Code, to allow the employee housing requirements of the special
development district to be met off -site through the provisions of Section 12 -13 -5, Employee
Housing Unit Deed Restriction Exchange Program, Vail Town Code; located at 1402 through
1428 Moraine Drive and 1450, 1500, 1550, 1600, 1650, 1700, 1750, 1800, and 1850 Lions
Ridge Loop/ Lots 1 through 24, Dauphinais - Moseley Subdivision Filing 1, and setting forth details
in regard thereto. (PEC110058)
Applicant: William and Pamela Bailey, represented by the Mauriello Planning Group
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
CONDITIONS:
40 minutes
2. A request for an amendment to an Approved Development Plan, pursuant to Section 12- 61 -11,
Development Plan Required, Housing Zone District, Vail Town Code, to allow for the
redevelopment of an approximate 5.24 acre portion of the Timber Ridge Village Apartments, with
up to 279 new deed - restricted employee housing units; and a request for the review of a
variance, from Section 14 -5 -1, Minimum Standards, Parking Lot and Parking Structure Design
Standards for All Uses, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code,
to allow for a crossover drive aisle width of less than thirty -feet (30') within the required parking
structure, located at 1280 North Frontage Road West /Lots 1 -5, Block C, Lions Ridge Subdivision
Filing 1,and setting forth details in regard thereto. (PEC110059)
Applicant: Vail Timber Ridge L.L.C.
Planner: George Ruther
ACTION:
MOTION: SECOND: VOTE:
CONDITIONS:
20 minutes
3. A request for final review of a final plat, pursuant to Chapter 13 -3, Major Subdivision, Vail Town
Code, to allow for a re- subdivision of the Timber Ridge site, located 1280 North Frontage
Road /Lots 1 -5, Block C, Lions Ridge Subdivision Filing 1, and setting forth details in regard
thereto. (PEC110060)
Applicant: Vail Timber Ridge, LLC
Planner: George Ruther
ACTION:
MOTION: SECOND: VOTE:
CONDITIONS:
5 minutes
Page 1
4. A request for a final recommendation to the Vail Town Council for prescribed regulations
amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town
Code, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to provide regulations that will
implement sustainable building and planning standards, and setting forth details in regard
thereto. (PEC090028)
Applicant: Town of Vail
Planner: Rachel Dimond/ Kristen Bertuglia
ACTION: Table to January 23, 2012
MOTION: SECOND: VOTE:
CONDITIONS:
5 minutes
5. A request for a recommendation to the Vail Town Council for a prescribed regulations
amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to amend Chapter 12 -22,
View Corridors, Vail Town Code, to allow for the maintenance of designated view corridors
impacted by vegetation, and setting forth details in regard thereto. (PEC110056)
Applicant: Town of Vail
Planner: Warren Campbell
ACTION: Table to January 23, 2012
MOTION: SECOND: VOTE:
CONDITIONS:
5 minutes
6. A request for findings of fact and a determination of accuracy and completeness, pursuant to
Chapter 12 -3, Administration and Enforcement, Vail Town Code, and Article 12 -713, Commercial
Core 1 District, Vail Town Code, for applications for a major exterior alteration, pursuant to
Section 12 -713-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the
addition of GRFA (Rucksack Building), located at 288 Bridge Street, Unit R -2/ Part of Lots C & D,
Block 5A, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110045); and a
major exterior alteration, pursuant to Section 12 -713-7, Major Exterior Alterations or Modifications,
Vail Town Code, to allow for additions of enclosed floor area; a variance, pursuant to Chapter
12 -17, Variances, Vail Town Code, from Section 12- 14 -17, Setback from Watercourse, Vail
Town Code, to allow for encroachments into the Mill Creek setback and a variance, pursuant to
Chapter 12 -17, Variances, Vail Town Code, from Section 12- 713-15, Site Coverage, Vail Town
Code, to allow for additions of enclosed floor area in excess of allowable site coverage, located
at 288 Bridge Street, Unit R -1 (Rucksack Building)/ Part of Lots C & D, Block 5A, Vail Village
Filing 1, and setting forth details in regard thereto. (PEC110046, PEC110050)
Appellant: Bridge Street Building, LLC
Planner: Rachel Dimond
ACTION: Table to January 9, 2012
MOTION: SECOND: VOTE:
CONDITIONS:
5 minutes
7. A request for a work session on a major exterior alteration, pursuant to Section 12 -71 -7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the area known
as "Ever Vail" (West Lionshead), with multiple mixed -use structures including but not limited to,
multiple - family dwelling units, fractional fee units, accommodation units, employee housing units,
office, and commercial /retail uses, located at 862, 923, 934, 953, and 1031 South Frontage
Road West, and the South Frontage Road West rig ht-of-way/U n platted (a complete legal
description is available for inspection at the Town of Vail Community Development Department),
and setting forth details in regard thereto. (PEC080064)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Void
Page 2
8. Approval of November 28, 2011 minutes
MOTION: SECOND: VOTE:
9. Information Update
10. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479 -2138 for additional
information.
Sign language interpretation is available upon request with 24 -hour notification. Please call (970)
479 -2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published December 9, 2011, in the Vail Daily.
Page 3
0) TOWN OF VAIL t
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: December 12, 2011
SUBJECT: A request for a final recommendation to the Vail Town Council for a major
amendment to Special Development District No. 22, Grand Traverse, pursuant to
Section 12- 9A -10, Amendment Procedures, Vail Town Code, to allow the
employee housing requirements of the special development district to be met off -
site through the provisions of Section 12 -13 -5, Employee Housing Unit Deed
Restriction Exchange Program, Vail Town Code; located at 1402 through 1428
Moraine Drive and 1450, 1500, 1550, 1600, 1650, 1700, 1750, 1800, and 1850
Lions Ridge Loop/ Lots 1 through 24, Dauphinais - Moseley Subdivision Filing 1,
and setting forth details in regard thereto. (PEC110058)
Applicant: William and Pamela Bailey, represented by Mauriello Planning Group
Planner: Bill Gibson
I. SUMMARY
The applicants, William and Pamela Bailey, own a home with an attached employee
housing unit in the Dauphinais - Moseley Subdivision which is zoned Special
Development District No. 22, Grand Traverse. The applicants are requesting to
discontinue renting the existing employee housing unit, removing the associated
employee housing deed restriction from their property by transferring it to an existing,
non -deed restricted property elsewhere in Vail, and then integrating the former
employee housing unit floor area into their home. The applicants are requesting these
actions in compliance with the Town's adopted Employee Housing Unit Deed
Restriction Exchange Program regulations.
However, Special Development District No. 22, Grand Traverse, require that "The
developer shall build a minimum of six employee dwelling units within the subdivision..."
The employee housing unit attached to the Bailey's home is one of the six existing
employee housing units built in the subdivision as required by the special development
district (SDD). The applicants can not remove the employee housing unit or transfer the
associated deed restriction from their property, as permitted by the Town's adopted
Employee Housing Unit Deed Restriction Exchange Program, without first amending the
SDD requirement that the six employee housing units be built within the Dauphinais-
Moseley Subdivision.
Town of Vail
At this time, the six required employee housing units have been built within the special
development district at:
• Lot 1, 1402 Moraine Drive
• Lot 5, 1410 Moraine Drive
• Lot 10, 1420 Moraine Drive
• Lot 13, 1426 Moraine Drive
• Lot 18, 1700 Lions Ridge Loop
• Lot 24, 1403 Moraine Drive
The applicants are requesting the review of a major amendment to Special
Development District No. 22, Grand Traverse, to allow the employee housing
requirements of the special development district to be met off -site through the
provisions of Section 12 -13 -5, Employee Housing Unit Deed Restriction Exchange
Program, Vail Town Code.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission forwards a
recommendation of approval, with modifications, to the Vail Town Council for this
application, subject to the findings noted in Section VIII of this memorandum.
Attached for review is a vicinity map (Attachment A), the applicant's request
(Attachment B), and Ordinance No. 25, Series of 2005 (Attachment C) which is the most
recent ordinance version of the special development district.
II. DESCRIPTION OF REQUEST
The applicants, William and Pamela Bailey, are requesting to amend Special
Development District No. 22, Grand Traverse, Section 5, Conditions of Approval, Sub-
section C, as follows (Attachment B) (text to be added is indicated in bold italics and
text to be removed is indicated in ° 4ke +h.eu,_Yh ;taAGS):
"The development of Special Development District No. 22 will have impacts on
the available employee housing within the Upper Eagle Valley Area. In order to
help meet this additional employee housing need, the developer of Special
Development District No. 22 shall provide employee housing era -site. The
following restrictions shall apply to all employee dwelling units within SDD No.
22.
1. The developer shall build a minimum of six employee dwelling units within the
subdivision. Each employee dwelling unit shall have a minimum square footage
of 400 square feet not to exceed 800 square feet and is allowed to have a
kitchen. The square footage of an employee housing unit shall be measured
from the inside face of the walls creating the unit (i.e., not including furring,
Sheetrock, plaster, and other similar wall finishes). The number of employee
Town of Vail Page 2
units shall not be counted toward allowable density for Special Development
District No. 22. The developer may choose to transfer up to 300 sq. ft. from the
primary unit to the employee unit. The developer may provide up to 23 employee
dwelling units including the 6 required dwelling units if so desired.
2. The employee dwelling units may be located on any of the lots within the
subdivision providing all the development standards are met for each lot. Only
one employee dwelling unit shall be allowed per lot with a maximum of 23 units
allowed. An employee dwelling shall be incorporated into the structure of the
primary residence and shall not be allowed to be separated from the primary unit.
Each employee dwelling unit shall have at least one enclosed garage parking
space. This parking space shall not be detached from the single- family garage
or structure. Each phase of construction shall include a minimum of one
employee dwelling unit until six employee dwelling units are constructed and
available for rental.
3. The Employee Housing Unit shall be leased to tenants who are full -time
employees who work in Eagle County. An EHU shall not be leased for a period
less than thirty consecutive days. For the purposes of this section, a full -time
employee is one who works an average of thirty hours each week.
4. An EHU may not be sold, transferred, or conveyed separately from any single -
family dwelling it may be a part of
5. The EHU shall not be divided into any form of timeshares, interval ownership,
or fractional fee ownership as those terms are defined in the Municipal Code of
the Town of Vail.
6. No later than February 1 of each year, the owner of each employee housing
unit within the town which is constructed following the effective date of this
chapter shall submit two copies of a report on a form to be obtained from the
Community Development Department, to the Community Development
Department of the Town of Vail and Chairman of the Town of Vail Housing
Authority setting forth evidence establishing that the employee housing unit has
been rented throughout the year, the rental rate, the employer, and that each
tenant who resides within the employee housing unit is a full -time employee in
Eagle County.
7. The owner of each EHU shall rent the unit at a monthly rental rate consistent
with or lower than those market rates prevalent for similar properties in the Town
of Vail.
8. The Town of Vail Housing Authority will determine the market rate based on
the study of other units of comparable size, location, quality and amenities
throughout the Town. The market rate shall be based on an average of a
minimum of five rental rates of comparable units. If the unit is not rented and is
Town of Vail Page 3
not available at the market rate it shall be determined to be in noncompliance. In
addition to any other penalties and restrictions provided herein, a unit found to be
in noncompliance shall be subject to publication as determined by the Housing
Authority.
9. The provisions of these restrictive covenants may be enforced by the Owner
and the Town.
10. The conditions, restrictions, stipulations, and agreements contained herein
shall not be waived, abandoned, terminated, or amended except by the written
consent of both the Town of Vail and the Owner of the property.
11. Existing deed - restricted employee housing units in Special
Development District No. 22 may be exchanged Employee Housing Deed
Restriction Exchange Program, as adopted by Ordinance No. 10, Series of
2011, and as codified in 12 -13 -5: Employee Housing Unit Deed Restriction
Exchange Program."
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council for this application, the
Community Development Department recommends modifications to the proposed
amendments. These modifications are intended to clarify the intent of the applicants'
request. The proposed modifications are also intended to "clean -up" the existing
unclear, outdated, and inconsistent provisions of the SDD language (text to be added is
indicated in bold italics and text to be removed is indicated in strike th,-ou'9h itaA,S):
SECTION 1. AMENDMENT PROCEDURES FULFILLED, PLANNING AND
ENVIRONMENTAL COMMISSION REPORT
The approval procedure prescribed in Section 12- 9A -10, Amendment
Procedures, T44e 42, Chapter-9, SeG41 n ''n�Tthe Vail Town Code have been
fulfilled, and the Vail Town Council has received the report of the Planning and
Environmental Commission recommending approval, of the proposed
development plan for Special Development District No. 22.
SECTION 2. SPECIAL DEVELOPMENT DISTRICT NO. 22
Special Development District No. 22 (SDD 22) and the development plan
therefore, are hereby approved for the development of Lots 1 through 19, Block
2, Lionsridge Subdivision Filing 3 within the Town of Vail consisting of 10.69
acres.
SECTION 3. PURPOSE
Special Development District No. 22 is established to ensure comprehensive
development and use of an area that will be harmonious with the general
character of the Town of Vail. The development is regarded as complementary
Town of Vail Page 4
to the Town by the Town Council and meets each of the design standards and
criteria as set forth in Section 12 -9A -8 of the Vail Town Code. There are
significant aspects of Special Development District No. 22 that are difficult to
satisfy through the imposition of the standards of the underlying Two - Family
Primary /Secondary Residential Zone District. Special Development District No.
22 allows for greater flexibility in the development of the land than would be
possible under the current zoning of the property. The smaller single- family lots
provide the opportunity for a common open space for the subdivision as well as
the means to preserve the southerly ridge line of the property. Special
Development District No. 22 provides an appropriate development plan to
preserve the visual quality of the site from within the subdivision as well as
adjacent properties in the community in general.
SECTION 4. DEVELOPMENT PLAN
A. The development plan for SDD 22 is approved and shall constitute the plan for
development within the Special Development District. The development plan is
comprised of those plans submitted by Dauphinais- Moseley Construction and
consists of the following documents.
1. Site development plan, Lionsridge Resubdivision of Lots 1 -19, Vail,
Colorado, Intermountain Engineering, dated July 7, 1998.
2. Conceptual landscape plan, Intermountain Engineering, dated July 7,
1998.
3. Final Plat of Lionsridge Subdivision Filing No. 5, A Resubdivision of
Lots 1 -19, Block 2, Lionsridge Subdivision Filing No. 3, Town of Vail,
County of Eagle, State of Colorado, sheets 1 and 2, Intermountain
Engineering Limited, dated April 19, 1989, Amended Final Plat of
Dauphinais- Moseley Subdivision Filing No. 1, A Resubdivision of Lots 5,
6, 7, 8, 9 7 10, Town of Vail, County of Eagle, State of Colorado,
Intermountain Engineering, dated July 21, 1998, and Amended Final Plat.
A Resubdivision of Lot 5, Amended Final Plat. Dauphinais- Moseley
Subdivision Filing 1: A Resubdivision of Lots 5, 6, 7, 8, 9, and 10, Town of
Vail, County of Eagle, State of Colorado, Intermountain Engineering,
dated February 3, 2006.
4. Construction, grading and drainage drawings for a resubdivision of Lots
1 -19, Block 2, and Lionsridge Lane, Lionsridge Subdivision Filing No. 3,
Town of Vail, Eagle County, Colorado, Intermountain Engineering Limited,
sheets 1 -8, dated March 9, 1989.
5. Soils and Foundation Investigation for Lots 1 -24, Lionsridge 5th Filing.
Town of Vail Page 5
6. Lionsridge Color Palette, Arnold /Gwathmey /Pratt Architects, March
1990.
7. The subdivision plat for Dauphinais- Moseley Subdivision recorded
August 23, 1990, July 21, 1998, and February 3, 2006.
B. The development standards shall be as follows:
1. Acreage: The total aGFeage area of this site is 10.69 acres or 465,650
square feet.
2. Permitted Uses: The following uses shall be permitted uses fe in
SDD 22 shag be.
a. Single- family Fesideptia dwellings.
b. Open space.
c. Public roads.
d. Employee dwe"p housing units as def" ed in SeGtiep ti
paragraph _G further regulated by Subsection 5D of this
ordinance and Chapter 12 -13, Employee Housing, Vail Town
Code.
3. Conditional Uses: The following conditional uses shall be permitted
in SDD 22, subject to the issuance of a conditional use permit in
accordance with Chapter 12 -16, Conditional Uses, Vail Town Code:
a. Public utility and public service uses.
b. Public buildings, grounds and facilities.
c. Public er and private schools.
d. Public park and recreation facilities.
4. Accessory Uses: The following accessory uses shall be permitted
in SDD 22:
a. Private greenhouses, toolsheds, playhouses, garages or
carports, swimming pools, patios, or recreation facilities customarily
incidental to single- family residential uses.
b. Home occupations, subject to issuance of a home occupation
permit in accordance with the provisions of Section 12- 14 -12,
Home Occupations, of the Vail Town Code.
c. Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
Town of Vail Page 6
5. Setbacks: Minimum setbacks shall be as indicated on the approved site
development plan by Intermountain Engineering, dated July 7, 1998. A 4-
foot roof overhang shall be allowed in the front setback for Lots 15 -19,
provided the rear setback is increased by 4 feet. A 4 -foot roof overhang
shall be allowed in the rear setback of Lots 20 -24, provided the front
setback is increased by 4 feet. Roof overhangs shall be allowed to
encroach up to 2 feet into the required side setback of 10 feet for each lot.
An unenclosed, unroofed, deck or patio within 5 feet of finished grade may
encroach into the rear setback by 5 feet for Lots 1 -14 and Lots 20 -24. No
other setback encroachments shall be allowed.
6. Density: Approval of this development plan shall permit a total of 23
single- family dwelling units on the entire property. n minimum °f6
°m.,'^„°° d,^ e &pg „pits ha# be equi A maximum of 23 employee
dwe&pg housing units shall be permitted on the entire property.
7. Building Height: For a sloping roof, the height of the building shall not
exceed 33 feet. The height calculation shall be made by measuring from
the existing grade as indicated on the Intermountain Engineering
Topographical Survey dated March 13, 1990 or finished grade. Height
shall be calculated peK SeEti n '''' -'' -'' of the Vag Town Code pursuant to
Section 12 -2 -2, Definitions, Vail Town Code.
8. Site Coverage: Not more than 25 percent of the total site area on each
lot shall be covered by buildings. "Site coverage" shall mean the ,-at,^ e
^^'�„s be calculated pursuant to Section 12 -2 -2, Definitions, Vail
Town Code.
9. Parking: Parking shall be saved in - 49e 42 Ohapt °r 40 of the
provided pursuant to Chapter 12 -10, Off Street Parking and Loading,
Vail Town Code. Each employee dwell p housing unit within SDD 22
shall be equi'°^'t^ have at least one enclosed garage parking space.
10. Design Guidelines: The development of each lot shall be guided by the
architectural and landscape design guidelines as approved as part of the
Special Development District No. 22. The guidelines are as follows:
Town of Vail Page 7
a. Architectural. The architectural design of the buildings upon the
site shall be such that buildings relate harmoniously to each other.
This is not to imply that each building must look exactly similar to
those around it, but that compatibility be achieved through the use
of scale, materials and colors, and building shape and form. The
overriding concern is that, upon completion, the Special
Development District, because of the clustered nature of the small
single- family lots situated around common open space, should
appear to be an integrated development possessing a common
architectural quality, character, and appearance. To this end the
following general design criteria shall be followed by the developer
and individual lot owners.
b. Color. A palette of colors shall be as set forth in the Lionsridge
Color Palette from Arnold /Gwathmey /Pratt dated March 1990.
Colors are indicated for the use on different types of building
materials and elements such as stucco colors, siding colors, metal
flashing, windows, accent colors, etc. The palette of colors
indicates a range of acceptable colors in order to encourage
similarity on one hand, but also diversity within the acceptable
range.
c. Buildin_g Standards and Materials. The following building
standards and materials shall be adhered to.
(1) Roof. The roof pitch shall be a minimum 8112 and a
maximum of 12112. A gable, clipped gable or hipped roof
shall be mandatory. Dormers shall be allowed and °,,;°,^,
b„ the Design o°, eiy geaFd. The roofing material shall be
synthetic wood shingles with staggered butts.
(2) Chimneys. The chimneys shall be stucco with chimney
caps of weathered copper.
(3) Flues. All flues shall be galvanized or painted sheet
metal, painted to match the roof.
(4) Main Fascia. The main fascia shall be a solid color stain,
with brown, taupe, or gray.
(5) Secondary Fascia and Metal Railings above the First
Floor. The secondary fascia and metal railings above the
first floor shall be a muted accent trim color to be r°W°i
Town of Vail Page 8
(6) Walls. Walls shall be of stucco and horizontal or vertical
wood siding. Stucco colors shall be gray, beige or off - white.
Wood siding colors shall be gray, brown or taupe.
(7) Stone. Residences will shall have a minimum of a two
foot high stone wainscot in rainbow mix with a sandstone
cap around the perimeter of the structure, except under
decks where substantially concealed by landscaping.
(8) Windows. Windows located within stucco areas shall
have a minimum of two inches of relief from the outside wall
plane and have a sandstone sill.
(9) Outdoor Lighting, Outdoor lighting shall be indirect with a
concealed source except for an entry chandelier, two
carriage lights and one pilaster light which may be exposed
globes with a fixture of black or weathered copper look
metal. The maximum number of outdoor lights permitted on
each lot shall be 15, as calculated pursuant to Section 14-
10-7, Outdoor Lighting, Vail Town Code, regardless of lot
size. (lUtd199r lighfc oo Whinh nnnfnrv» Ai (l dr 9a Ge #')')
4 Tes Tf T 49 9 ' c;h p# ho rex n � n t.'Tr-rn te rTeT7 ghti g chall ho
roe ,.ewed by the ORR
(10) Garages. No garage doors shall directly face the street,
except on Lot 24 and Lot 14.
(11) A residential address /nameplate, if desired by the
owner, shall be located on the side of the garage facing the
access point to the lot.
(12) When the individual landscape plans are designed for
individual lots, special care shall be taken in the design of
side yard landscaping in order to provide adequate
screening between structures.
11. Recreational Amenities Tax. The recreation amenities tax shall be
assessed at the rate for a Single- Family Residential Zen e District.
SECTION 5. CONDITIONS OF APPROVAL
A. The major amendment to Special Development District No. 22, Grand
Traverse, shall not be effective until the major subdivision is recorded by the
Town of Vail at the Eagle County Clerk and Recorder's Office.
Town of Vail Page 9
B. The major subdivision shall be recorded at the Eagle County Clerk and
Recorder's Office prior to a building permit being released for any construction on
Lots 2, 5, 7, 9 or 10.
C. The development of Special Development District No. 22 will have impacts on
the available employee housing within the Upper Eagle Valley Area. In order to
help meet this additional employee housing need, the developer of Special
Development District No. 22 shall provide a minimum of 6 deed - restricted
employee housing on site units. These required employee housing units
may be located within SDD 22, off -site, or a combination thereof. Any
required employee housing units located within SDD 22 shall be subject to
the restrictions outlined in Subsection 5D of this ordinance. Any required
employee housing units located off -site shall be subject to the provisions
of Chapter 12 -13, Employee Housing, Vail Town Code. The required
employee housing units, both on -site and off -site, shall be eligible for
exchange in accordance with the procedures outlined in Section 12 -13 -5,
Employee Housing Unit Deed Restriction Exchange Program, Vail Town
Code.
D. The following restrictions shall apply to all employee dwe&p housing units,
required and non - required, within SDD 4G.- 22:
1 The deo� loner ha# "i i d o minimum of 4 omnlevoe rhniolli g up
"44ip the sub G44 r. Each employee dweXp housing unit shall have a
minimum square footage of 400 square feet not to exceed 800 square feet
and is a#ewed to shall have a kitchen or kitchenette. The square
footage of an employee housing unit shall be measured from the inside
face of the walls creating the unit (i.e., not including furring, sheetrock,
plaster, and other similar wall finishes). The number- er- of ovnn/o� a unite
7
2. The employee dwe&p housing units may be located on any of the lots
within the subdivision providing all the development standards are met for
each lot. Only one employee dweXp housing unit shall be allowed per
lot with a maximum of 23 employee housing units allowed. A-n Each
employee d housing unit shall be incorporated into the structure of
the nr'' - -'i - - '4enG-9 single- family dwelling and shall not be allowed to
be separated from the ' 4 single- family dwelling. Each
employee Hag' housing unit shall have at least one enclosed garage
parking space. This parking space shall not be detached from the single -
family garage or structure. E°^" phase of nonofr„nfion ha# inGlude
Town of Vail Page 10
3. The employee housing unit shall be leased to full -time employees who
work in Eagle County. An E=H The employee housing unit shall not be
leased for a period less than thirty consecutive days. For the purposes of
this section, a full -time employee is one who works an average of thirty
hours each week.
4. An E=H The employee housing unit may not be sold, transferred, or
conveyed separately from any the single- family dwelling it may is a
part of
5. The €-H-U employee housing unit shall not be divided into any form of
timeshares, interval ownership, or fractional fee ownership as those terms
are defined in the Vail Town Code.
6. No later than February 1 of each year, the owner of each employee
housing unit within SDD 22 the tn�"'n whinh is Gepstr, Gted fb#GO ,inO th,
effee#4 date of this ohanter shall submit Ave oonies of a report nn a f
tO be Obtainer/ from the ('Omm,ini4e De�i !Gpment (lenartrnent to fho
the own of Vail Housing Auther44, setting feFth a sworn affidavit on a
form provided by the Town of Vail to the Community Development
Department containing the following information: evidence
establishing that the employee housing unit has been rented throughout
the year by an employee, the rental rate, the employer, and evidence to
demonstrate that aae44 at least one tenant who resides within the
employee housing unit is a full -time employee in Eagle County.
7. All employee housing units within SDD 22 shall be eligible for
exchange in accordance with the procedures outlined in Section 12-
Town of Vail Page 11
P-101MIROM M-10-111
7. All employee housing units within SDD 22 shall be eligible for
exchange in accordance with the procedures outlined in Section 12-
Town of Vail Page 11
13 -5, Employee Housing Unit Deed Restriction Exchange Program,
Vail Town Code.
8.-9- The provisions of these Festr4Gtive Geyen°n restrictions maybe
enforced by the Owner and fh —Td� The provisions of these
restrictions may also be enforced by the Town of Vail in accordance
with Chapter 12 -3, Administration and Enforcement, Vail Town Code.
9.4-9- The conditions, restrictions, stipulations, and agreements contained
herein shall not be waived, abandoned, terminated, or amended except by
the written consent of both the Town of Vail and the Owner of the
property.
E. D- The architectural and landscape design guidelines shall be incorporated
into the subdivision covenants before the final plat is recorded at the Eagle
County Clerk and Recorder's Office. The Town Of Vail shall be party to these
agreements.
SECTION 6. AMENDMENTS
Amendments to Special Development District No. 22 shall follow the procedures
c-entaiped-ip See prescribed in
Section 12- 9A -10, Amendment Procedures, Vail Town Code.
SECTION 7. EXPIRATION
The applicant must begin construction of the Special Development District within
3 years from the time of its final approval, and continue diligently toward
completion of the project. If the applicant does not begin and diligently work
toward the completion of the Special Development District or any stage of the
Special Development District within the time limits imposed by the preceding
subsection, the Town of Vail Planning and Environmental Commission shall
review the Special Development District. They shall recommend to the Vail
Town Council that either the approval of the Special Development District be
extended, that the approval of the Special Development District be revoked, or
that the Special Development District be amended.
III. BACKGROUND
The subject property was annexed into the Town of Vail, along with other properties in
the vicinity, on August 15, 1979, by Ordinance No. 29, Series of 1979.
On August 29, 1979, the Vail Town Council adopted a final plat which in part subdivided
the subject property as Lots 1 -19, Block B, Lion's Ridge Subdivision Filing 3.
Town of Vail Page 12
On August 16, 1988, the Vail Town Council adopted Ordinance No. 23, Series of 1988,
to establish Special Development District No. 22. The stated purpose of this district was
in part:
"...there are significant aspects of Special Development 22 which are difficult to
satisfy through the imposition of the standards of the Primary /Secondary zone
district. SDD 22 allows for greater flexibility in the development of the land than
would be possible under the current zoning of the property. The smaller single
family lots provide the opportunity for a common open space for the subdivision
as well as to preserve the southerly ridge line of the property. SDD 22 provides
an appropriate development plan to preserve the visual quality of the site from
within the subdivision as well as adjacent properties and the community in
general. "
On April 17, 1990, the Vail Town Council adopted Ordinance No. 13, Series of 1990,
amending Special Development District No. 22 concerning lot size and corresponding
gross residential floor area (GRFA), curb cuts, employee dwelling units, and
architectural guidelines. In part, Section 5 of this ordinance includes the condition of
approval that:
"G. The development of Special Development District No 22 will have impacts on
the available employee housing within the Upper Eagle Valley Area. In order to
help meet this additional employee housing need, the developer of Special
Development No. 22 shall provide employee housing on site. The following
restrictions shall apply to all employee housing units within SDD No. 22.
The developer shall build a minimum of six employee dwelling units within the
subdivision..."
On May 14, 1990, the Town of Vail Planning and Environmental Commission approved
the re- subdivision of the subject property as the Dauphinais - Moseley Subdivision Filing
1. This plat includes notes that:
"The Development Standards for this final plat entitled ... which include the total
acreage of this resubdivision, permitted uses, conditional uses, accessory uses,
maximum GRFA for Lots 1 through 24 inclusive, setbacks, density, building
height, site coverage, parking, and other design guidelines shall be set forth in
Ordinance No. 13, Series of 1990 entitled ..."
The provisions of Special Development District No. 22, Grand Traverse, were
subsequently amended as follows:
• Ordinance No. 9, Series of 1998, concerning lot sizes, number of lots and
corresponding development standards, and architecture guidelines.
Town of Vail Page 13
• Ordinance No. 10, Series of 1991, concerning lot size and corresponding GRFA
and employee dwelling units and architectural guidelines.
• Ordinance No. 32, Series of 1991, providing typographical and wording
corrections.
• Ordinance No. 25, Series of 2005 (Attachment C), concerning the elimination of
GRFA limitations within the district and the number of lots.
• January 21, 2008, Staff approved minor amendment modifying the allowable
roofing types (i.e. prohibiting wood shakes).
On January 6, 2009, the Vail Town Council adopted Ordinance No. 31, Series of 2008,
to establish an employee housing deed - restriction exchange program. The stated
purpose of these new regulations was as follows:
"The purpose of this Section is to provide occupied livable, affordable employee
housing units within the Town of Vail through the establishment of an employee
housing unit deed restriction exchange program. The exchange program allows
for the release of a deed restriction from an existing employee housing unit in
exchange for the conveyance of a free market dwelling unit to the Town of Vail to
be deed restricted."
On June 21, 2011, the Vail Town Council amended the employee housing deed -
restriction exchange program through the adoption of Ordinance No. 10, Series of 2011.
The purpose of the exchange program regulations was amended to read as follows:
"The purpose of this Section is to provide occupied livable, affordable employee
housing units within the Town of Vail through the establishment of an employee
housing unit deed restriction exchange program. The exchange program allows
the Town Council to release a deed restriction from an existing employee
housing unit in exchange for the placement of an employee housing deed
restriction on another dwelling unit and/ or a fee -in -lieu payment made to the
Town of Vail."
On September 26, 2011, the Planning and Environmental Commission reviewed a
similar application for a major amendment to Special Development District No. 29, The
Valley Phase II. The Commission forwarded a recommendation of approval to the Vail
Town Council to allow the on -site employee housing requirements of The Valley Phase
II to be met off -site through the employee housing unit deed restriction exchange
program.
On October 18, 2011, the Vail Town Council adopted Ordinance No. 19, Series of 2011,
an ordinance repealing and reenacting Special Development District NO. 29, The Valley
Phase II, pursuant to Section 12- 9A -10, Amendment Procedures, Vail Town Code, to
allow for the exchange of the on -site employee housing unit (EHU) requirement in
Town of Vail Page 14
accordance with the provisions of section 12 -13 -5, Employee Housing Unit Deed
Restriction Exchange Program, Vail Town Code.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following are relevant to the review of this proposal:
TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE
ARTICLE A. SPECIAL DEVELOPMENT (SDD) DISTRICT (in part)
12 -9A -1: PURPOSE AND APPLICABILITY:
A. Purpose. The purpose of the special development district is to encourage
flexibility and creativity in the development of land in order to promote its most
appropriate use, to improve the design character and quality of the new
development with the town, to facilitate the adequate and economical provision of
streets and utilities, to preserve the natural and scenic features of open space
areas, and to further the overall goals of the community as stated in the Vail
comprehensive plan. An approved development plan for a special development
district, in conjunction with the property's underlying zone district, shall establish
the requirements for guiding development and uses of property included in the
special development district.
12 -9A -2: DEFINITIONS:
MAJOR AMENDMENT (PEC AND /OR COUNCIL REVIEM. Any proposal to
change uses, increase gross residential floor area, change the number of
dwelling or accommodation units, modify, enlarge or expand any approved
special development district (other than "minor amendments" as defined in this
section), except as provided under section 12 -15 -4, "Interior Conversions'; or 12-
15-5, "Additional Gross Residential Floor Area (250 Ordinance)'; of this title.
12 -13 -5: EMPLOYEE HOUSING UNIT DEED RESTRICTION EXCHANGE PROGRAM:
A. Purpose. The purpose of this Section is to provide occupied livable, affordable
employee housing units within the Town of Vail through the establishment of an
employee housing unit deed restriction exchange program. The exchange
program allows the Town Council to release a deed restriction from an existing
employee housing unit in exchange for the placement of an employee housing
deed restriction on another dwelling unit and/ or a fee -in -lieu payment made to
the Town of Vail.
B. Applicability: The program established under this section applies to existing
employee housing units. This shall not apply to any existing employee housing
Town of Vail Page 15
unit that is already price appreciation capped or any employee housing unit
established to meet the on site employee mitigation requirements of chapter 23,
"Commercial Linkage ", or chapter 24, "lnclusionary Zoning ", of this title or as part
of an approved development plan.
C. Definitions. For the purpose of this section.
COMMERCIAL JOB CORE. Those areas located south of Interstate 70,
east of the intersection of Forest Road and South Frontage Road, north of
Vail Mountain, and west of the town of Vail soccer fields on Vail Valley
Road, as further defined by exhibit A of this section.
Exchange EHU. The existing non -price appreciation capped employee
housing unit or other unit with an employee housing deed restriction that is
being proposed to have the deed restriction released as part of this
program.
Proposed EHU. The existing dwelling unit that is being proposed to
receive an employee housing deed restriction as part of this program.
D. General Requirements. The Town Council may approve the removal of an
employee housing deed restriction from an existing employee housing unit in
exchange for the placement of an employee housing deed restriction on
to another dwelling unit, and /or the payment of a fee -in -lieu.
Exchange EHU requirements.
a. The exchange EHU shall not be part of any employee housing project
developed or deed - restricted (in part or in whole) by the Town of Vail.
b. The exchange EHU shall not be part of any on -site employee housing
mitigation required by inclusionary zoning, commercial linkage, or as part
of an approved development plan.
c. The property that includes the exchange EHU shall comply with the
prescribed development standards (density controls including GRFA
and number of units, site coverage, landscaping and parking
requirements, etc.), as outlined in the applicable zone district section of
Title 12, Zoning Regulations, Vail Town Code, upon exchange of the
deed restrictions.
2. Proposed EHU requirements.
a. The proposed EHU(s) shall be located within the Town of Vail.
b. The proposed EHU(s) shall be within a homeowners association that
does not preclude deed restricted units, does not have a right of first
refusal, does not have right to approve the sale or the sale contract, or
Town of Vail Page 16
have any other requirements deemed to be similarly restrictive by the
Administrator.
c. The proposed EHU shall comply with the minimum size requirements
shown in Table 13 -2.
TABLE 13 -2. MINIMUM SIZE OF PROPOSED EHUs
Type Of Unit
Minimum Size (GRFA)
Studio
438 square feet
1 bedroom
613 square feet
2 bedroom
788 square feet
3+ bedrooms
1,225 square feet
d. The proposed EHU shall contain a kitchen facility or kitchenette and a
bathroom.
e. The property on which the proposed EHU is located shall comply with
Chapter 12 -10, Off - Street Parking and Loading, Vail Town Code.
f. The proposed EHU shall have its own entrance. There shall be no
interior access from the proposed EHU to any dwelling unit to which it
may be attached.
3. Exchange Rate for Proposed EHUs.
a. If the exchange EHU(s) is within the commercial job core and the
proposed EHU(s) is also within the commercial job core, the gross
residential floor area (GRFA) of the proposed EHU(s) shall be a
minimum of two (2) times the gross residential floor area (GRFA) of the
exchange EHU.
b. If the exchange EHU is within the commercial job core and the proposed
EHU(s) is outside of the commercial job core, the gross residential floor
area (GRFA) of the proposed EHU(s) shall be a minimum of three (3)
times the gross residential floor area (GRFA) of the exchange EHU.
c. If the exchange EHU is outside of the commercial job core and the
proposed EHU(s) is inside of the commercial job core, the gross
residential floor area (GRFA) of the proposed EHU(s) shall be a
minimum of one and one -half (1.5) times the gross residential floor area
(GRFA) of the exchange EHU.
d. If the exchange EHU is outside of the commercial job core and the
proposed EHU(s) is outside of the commercial job core, the gross
residential floor area (GRFA) of the proposed EHU(s) shall be a
minimum of two (2) times the gross residential floor area (GRFA) of the
exchange EHU.
4. No Credit Given. If the gross residential floor area (GRFA) of the
proposed EHU(s) is in excess of the minimum required gross residential
floor area (GRFA) as set forth in Subsection D3 above, the additional
gross residential floor area (GRFA) shall not be eligible for use as any
Town of Vail Page 17
form of future credit or for the Commercial Linkage or Inclusionary
Zoning employee housing mitigation banks established by Sections 12-
23-7 and 12 -24 -7, Vail Town Code.
5. Fee -In -Lieu. The applicant may elect to provide a fee -in -lieu payment to
the Town of Vail for any portion of the required square footage not
provided by a proposed EHU. The town shall only use monies
collected from the fees in lieu to provide new employee housing. The
applicant shall pay a fee -in -lieu equal to the following formulas.
Existing EHU sgft x multiplier x inclusionary zoning fee = Fee -in -Lieu Payment
a. If the exchange EHU was approved prior to July 22, 1994 and has a
deed restriction that includes the language stating "if the unit is rented, it
shall be rented only to tenants who are full time employees..., " the
formula for fee -in -lieu payment is.
[the square footage of the exchange EHU as recorded on the deed
restriction] x [the current rate for inclusionary zoning fee -in -lieu] x 1
b. If the exchange EHU was approved after July 22, 1994 and /or does not
have a deed restriction that includes the language stating "if the unit is
rented, it shall be rented only to tenants who are full time employees... ",
and If the exchange EHU is outside of the commercial job core, the
formula for fee -in -lieu payment is.
[the square footage of the exchange EHU as recorded on the deed
restriction] x [the current rate for inclusionary zoning fee -in -lieu] x 2
c. If the exchange EHU was approved after July 22, 1994 and /or does not
have a deed restriction that includes the language stating "if the unit is
rented, it shall be rented only to tenants who are full time employees... ",
and is within the commercial job core, the formula for fee -in -lieu payment
is:
[the square footage of the exchange EHU as recorded on the deed
restriction] x [the current rate for inclusionary zoning fee -in -lieu] x 3
F. Review Process.
1. Submittal Requirements. The administrator shall establish the submittal
requirements for an employee housing deed restriction exchange application. A
complete list of the submittal requirements shall be maintained by the
administrator and filed in the community development department. Certain
submittal requirements may be waived and /or modified by the administrator
and /or the reviewing body if it is demonstrated by the applicant that the
information and materials required are not relevant to the proposed exchange.
The administrator and /or the reviewing body may require the submission of
additional materials if deemed necessary to properly evaluate the application.
2. Review Procedures.
Town of Vail Page 18
a. Administrator Review. The administrator shall review the application for
completeness and compliance with this section, and shall make a
determination of completeness and compliance with this section within
fourteen (14) days of application submittal. Should the administrator deem
that the application is incomplete or not in compliance with this section, the
administrator shall deny the application. Should the administrator deem the
application is both complete and in compliance with this section, the
administrator shall forward the application for review by the Vail local housing
authority.
b. Vail Local Housing Authority Review. The review of a proposed employee
housing deed restriction exchange application shall be held by the Vail local
housing authority at a regularly scheduled meeting. A report of the community
development department staff's findings and recommendations shall be made
at the formal hearing before the Vail local housing authority. Within twenty
(20) days of the closing of a public hearing on a proposed amendment, the
Vail local housing authority shall act on the application. The authority may
recommend approval of the application as initiated, may recommend approval
with such modifications as it deems necessary to accomplish the purposes of
this title, or may recommend denial of the application. The authority shall
transmit its recommendation, together with a report on the public hearing and
its deliberations and findings, to the town council.
c. Town Council Review. Upon receipt of the report and recommendation of the
authority, the town council shall set a date for hearing within the following
thirty (30) days. Within twenty (20) days of the closing of a public hearing on
the application, the town council shall act on the application. The town council
shall consider but shall not be bound by the recommendation of the Vail local
housing authority. The town council may approve, either in accordance with
the recommendation of the Vail local housing authority or in modified form, or
the council may deny the application.
3. Criteria and Findings.
a. Criteria. Before acting on an Employee Housing Deed Restriction Exchange
application, the Vail Local Housing Authority and Vail Town Council shall
consider the following criteria with respect to the application.
1. The proximity and accessibility of the proposed EHU(s) to the
Commercial Job Core and public transportation, and
2. The size of the proposed EHU(s) in relation to the minimum
employee housing unit sizes established for Commercial Linkage
mitigation in Section 12 -23 -3, Vail Town Code, and
3. The effect of any homeowners association dues or maintenance
fees imposed upon the proposed EHU(s) on the affordability of the
proposed unit for an employee, and
4. The correlation between any homeowners association fees
imposed upon the proposed EHU(s) and the services and
amenities provided by the homeowners association.
Town of Vail Page 19
5. The extent to which the exchange is consistent with the applicable
elements of the adopted goals, objectives and policies outlined in
the Vail comprehensive plan and is compatible with the
development objectives of the town, and
6. The extent to which the exchange presents a harmonious,
convenient, workable relationship among land uses consistent with
municipal development objectives; and
7. The extent to which the exchange provides for the growth of an
orderly viable community and serves the best interests of the
community as a whole.
TOWN OF VAIL EMPLOYEE HOUSING STRATEGIC PLAN
OBJECTIVES
F. Increase and maintain deed - restricted housing within the Town to encourage
the efficient use of resources by placing employees closer to their place of work.
It is understood there is a reduced need for personal automobiles and reduced
transit costs when home and work are in close proximity to one another. Also,
there may be changes in workforce demographics that result in opportunities to
reduce parking associated with affordable housing in selected locations. To the
extent these opportunities can be realized, without negative impacts on the
overall community, they will be explored.
EMPLOYEE HOUSING UNITS EXCHANGE PROGRAM
The Town will conduct a review of the "dispersed housing units" that have been
created under the density bonus provisions allowed by Town Code since 1982. It
is estimated that 123 units were created under the existing program, typically
ranging in size from 300 to 500 square feet. It is believed that many of these
units are not being used to house employees as anticipated by the program.
Although these units are covered by various types of deed restrictions, the
requirements are not uniform and in many cases are not meeting the objective of
providing long -term dispersed employee housing. The Town will evaluate the
current program and will consider a "deed restriction exchange program" as a
part of this overall effort. The program would likely permit, at the initiation of the
landowner, the exchange of small rental units for a larger for -sale, price
appreciation capped employee housing unit. Guidelines for the program will be
developed. It is expected that these standards will address recommended size
of units, location, homeowner's fees and other aspects of the program. Such a
program has been recently tried in Vail. It is believed that other dispersed
employee units, not currently in use, could be leveraged into permanently
restricted units by using this technique, it could represent an important element of
this overall plan. The Units Exchange Program is to increase the quality and the
Town of Vail Page 20
total quantity of employee housing within the Town of Vail. Achieves Objectives
B, E, F, and G.
V. SITE ANALYSIS
Addresses: 1402 through 1428 Moraine Drive and 1450, 1500, 1550,
1600, 1650, 1700, 1750, 1800, and 1850 Lions Ridge Loop
Legal Description: Lots 1 through 24, Dauphinais - Moseley Subdivision Filing 1
Zone District: Two - Family Primary/Secondary District (underlying)
SDD No. 22, Grand Traverse
Land Use Designation: Medium Density Residential
Geologic Hazards: None
VI. SURROUNDING LAND USES AND ZONING
VII. REVIEW CRITERIA
The following design criteria shall be used as the principal criteria in evaluating the
merits of the proposed special development district. It shall be the burden of the
applicant to demonstrate that submittal material and the proposed development plan
comply with each of the following standards, or demonstrate that one or more of them is
not applicable, or that a practical solution consistent with the public interest has been
achieved:
1. Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties relative to architectural
design, scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
The six employee housing units required for Special Development District No. 22,
Grand Traverse, have already been built in the Dauphinais - Moseley Subdivision and
Staff finds the integration of that floor area into the associated primary residences will
not affect the design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
Town of Vail Page 21
Existing Use
Zoning District
North:
Residential
Two - Family Primary/Secondary District
West:
Residential
Two - Family Primary/Secondary District
Lodge
Public Accommodation 2 District
East:
Residential
Low Density Multiple - Family District
Residential
Two - Family Primary/Secondary District
South:
1- 70 /Hwy.6
n/a
VII. REVIEW CRITERIA
The following design criteria shall be used as the principal criteria in evaluating the
merits of the proposed special development district. It shall be the burden of the
applicant to demonstrate that submittal material and the proposed development plan
comply with each of the following standards, or demonstrate that one or more of them is
not applicable, or that a practical solution consistent with the public interest has been
achieved:
1. Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties relative to architectural
design, scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
The six employee housing units required for Special Development District No. 22,
Grand Traverse, have already been built in the Dauphinais - Moseley Subdivision and
Staff finds the integration of that floor area into the associated primary residences will
not affect the design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
Town of Vail Page 21
2. Relationship: Uses, activity and density which provide a compatible, efficient
and workable relationship with surrounding uses and activity.
Staff finds that allowing the removal of the on -site employee housing units will reduce
the density of the subdivision which will continue to provide a compatible, efficient and
workable relationship with surrounding uses and activity. The housing opportunities
provided by these existing employee housing units will be continued in accordance with
the Employee Housing Unit Deed Restriction Exchange Program regulations.
3. Parking and Loading: Compliance with parking and loading requirements as
outlined in Chapter 12 -10, Vail Town Code.
Staff finds that allowing the removal of the on -site employee housing units will improve
compliance with parking and loading requirements as outlined in Chapter 12 -10, Off
Street Parking and Loading, Vail Town Code.
4. Comprehensive Plan: Conformity with applicable elements of the Vail
comprehensive plan, town policies and urban design plans.
Staff finds the application conforms to Town of Vail Employee Housing Strategic Plan
recommendations for an employee housing exchange program.
5. Natural And/ Or Geologic Hazard: Identification and mitigation of natural and /or
geologic hazards that affect the property on which the special development
district is proposed.
The subject property is not located within a mapped geologic hazard area, so Staff finds
this criterion to not be applicable.
6. Design Features: Site plan, building design and location and open space
provisions designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality of the
community.
The six employee housing units required for Special Development District No. 22,
Grand Traverse, have already been built in the Dauphinais - Moseley Subdivision and
Staff finds the integration of that floor area into the associated primary residences will
not affect any natural features, vegetation or the overall aesthetic quality of the
community.
7. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off site traffic circulation.
Town of Vail Page 22
Staff finds that allowing the removal of the on -site employee housing units will reduce
the density of the subdivision and will reduce demand on the existing vehicle and
pedestrian traffic both on and off site.
8. Landscaping: Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and function.
The six employee housing units required for Special Development District No. 22,
Grand Traverse, have already been built in the Dauphinais - Moseley Subdivision and
Staff finds the integration of that floor area into the associated primary residences will
not affect the existing landscaping or open spaces.
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
The six employee housing units required for Special Development District No. 22,
Grand Traverse, have already been built and the Dauphinais - Moseley Subdivision Filing
1 has already been implemented, so Staff finds this criterion to not be applicable.
VIII. RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission forwards a recommendation of approval, with
modifications, to the Vail Town Council for the proposed major amendment to Special
Development District No. 22, Grand Traverse. Staff's recommendation is based upon a
review of the criteria and findings as outlined in this memorandum and the evidence and
testimony presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval, with modifications, of this major amendment to a special
development district, the Community Development Department recommends the
Commission pass the following motion:
"The Planning and Environmental Commission forwards a
recommendation of approval for the major amendment to Special
Development District No. 22, Grand Traverse, pursuant to Section 12 -9A-
10, Amendment Procedures, Vail Town Code, to allow the employee
housing requirements of the special development district to be met off -site
through the provisions of Section 12 -13 -5, Employee Housing Unit Deed
Restriction Exchange Program, Vail Town Code; located at 1402 through
1428 Moraine Drive and 1450, 1500, 1550, 1600, 1650, 1700, 1750, 1800,
and 1850 Lions Ridge Loop/ Lots 1 through 24, Dauphinais- Moseley
Subdivision Filing 1, subject to the modifications outlined in Section 11 of
Town of Vail Page 23
the December 12, 2011, staff memorandum, and setting forth details in
regard thereto. "
Should the Planning and Environmental Commission choose to forward a
recommendation of approval for this major amendment to a special development
district, the Community Development Department recommends the Commission make
the following findings:
"Based upon the review of the criteria outlined in Section Vlll of the December
127 2011 staff memorandum and the evidence and testimony presented, the
Planning and Environmental Commission finds.
1. The proposal to amend Special Development District No. 22, Grand
Traverse, complies with the nine design criteria outlined in Section 12 -9A -8 of
the Vail Town Code, and,
2. The applicant has demonstrated to the satisfaction of the Commission,
based upon the testimony and evidence presented during the public hearing,
that any adverse effects of the requested deviations from the development
standards of the underlying zoning are outweighed by the public benefits
provided; and,
3. The request is consistent with the development goals and objectives of the
Town of Vail Comprehensive Master Plan."
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
C. Ordinance No. 25, Series of 2005
Town of Vail Page 24
IN
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Town of Vail Page 25
N A
7
IN
SPECIAL DE V-EI,OPMENT
DISTRICT NO, 22,
GRAND TRAVERSE
Applicant:
William & Pamela Bailey
1420 Moraine Dr.
Vail, CO 81657
Representative:
Mauriello Planning Group
PO Box 4777
Eagle, CO 81631
Major Amendment to SDD NO. 22 to Allow the
Grand Traverse Neighborhood to Participate in the
EHU Exchange Program.
I VM I gel
Mouriello Planning Group
I. Introduction
William and Pamela Bailey own a home located at 1420 Moraine Drive /Lot 10, Dauphinais - Moseley
Subdivision Filing 1, with a deed - restricted employee housing unit within the Grand Traverse Special
Development District. Based upon the recent changes to the Employee Housing Exchange Program, the
applicants would like to participate in this program like any other owner of a deed restricted employee
housing unit within the Town. However, the Grand Traverse neighborhood is within Special
Development District No. 2.2 (SDD #22), Grand Traverse, and the existing language of the adopting
ordinance of SDD #22 must be amended to allow participation in the exchange program,
While the language of the Chapter 13, Employee Housing, Section 12 -13 -5 (A and B) states that the
exchange program "applies to existing employee housing units," Town Staff indicated that to
participate in the EHU Exchange Program, a major amendment to SDD #22 is necessary. This proposed
change would allow any properties with an EHU in the Grand Traverse neighborhood to participate in
the program. The applicant agrees with the Town staff that this amendment is necessary to clarify the
applicability of the exchange program to this SDD.
Should the proposed amendment be approved, the applicants will be requesting a transfer of the deed
restriction to a currently non - deed- restricted unit in accordance with Section 12 -13 -5, Employee
Housing Unit Deed Restriction Exchange Program, Vail Town Code. The recorded deed restriction on
the Bailey property is for a 796 sq. ft. EHU and as a result, the proposed exchanged employee housing
unit will have to be at least 1,592 sq. ft. (if outside the commercial job core), the size of which is much
more suitable to accommodating a family on a long term basis. Once the existing EHU is exchanged,
the Bailey Residence remains in compliance with zoning and GRFA standards as contained in SDD #22.
II. Special Development district No. 22, Grand Traverse
The area included within SDD #22 was
annexed into the Town of Vail by
Ordinance 29, Series of 1979 which
became effective on August 15, 1979.
SDD #22 was created from 10.69 acres of
land with an underlying zoning of Primary/
Secondary zone district by Ordinance 23,
Series of 1988. It included the creation of
the Dauphinais - Moseley Subdivision Filing
1, recorded in 1990 consisting of 24 lots
and 3.741 acres of open space.
In October of 2004, Ordinance 14, series Town of Vail Zoning Map indicating SDD No. 22, Grand Traverse
of 2004, amended the GRFA regulations of
the Town of Vail. Because SDD #22 limited
GRFA to less than was allowed by the underlying zoning, the Grand Traverse neighborhood was unable
to take advantage of the increase in GRFA of the zone district. Also, with the new GRFA regulations, the
Grand Traverse owners could no longer request 250 additions or interior conversions, In addition, the
SDD did not allow the properties to use the basement deduction allowances of the new GRFA
regulations.
'ulZei
Mourie to Planning Group
1
Due to these inconsistencies with the new GRFA regulations, on January 2, 2006, The Town Council
approved Ordinance 25, Series of 2005, which eliminated GRFA in SDD #22. As a result, bulk and mass
is regulated by the other development standards of SDD #22 and GRFA is no longer a limiting factor.
III. Proposed Amendments
Section 5 of Ordinance 25, Series of 2005, is the section which outlines the conditions of approval of
SDD #22, and includes Section S.C. which are the conditions specifically related to the Employee
Housing Requirements of the SDD. Section S.C. is proposed to be amended as follows (language to be
added is indicated in bold- italic and language to be removed is indicated in str4ke thru it e:
The development of Special Development District No. 22 will have impacts on the available
employee housing within the Upper Eagle Malley Area, in order to help meet this additional
employee housing need the developer of Special Development District No. 22 shall provide
employee housing on site. The following restrictions shall apply to all employee dwelling units
within SDD No 22:
I. The developer shall build a minimum of six employee dwelling units within the subdivision.
Each employee dwelling unit shall have a minimum square footage of 400 square feet not to
exceed Sal] square feet and is allowed to have a kitchen. The square footage of an employee
hous,'ng unit shall be measured from the inside face of the walls creating the unit (i.e not
including furring, sheetrock, p)aster, and other similar wall finishes.) The number of employee
units shall not be counted toward allowable density for Special Development District No 22.
The developer may choose to transfer up to 300 sq. ft. from the primary unit to the employee
unit. The developer may provide up to 23 employee dwelling units including the 6 required
dwelling units if so desired.
2. The employee dwelling units may be located on any of the lots within the subdivision
providing all the development standards are met for each lot. Only one employee dwelling
unit shall be allowed per lot with a maximum of 23 units allowed. An employee dwelling shall
be incorporated into the structure of the primary residence and shall not be allowed to be
separated from the primary unit. Each employee dwelling unit shall have at least one
enclosed garage porkingg space. This parking space shall not be detached from the single -
family garage or structure. Each phase of construcrion shall include a minimum of one
employee dwelling unit until six employee dwelling units are constructed and available for
rentol.
3. The Employee Housing Unit shall be leased to tenants who are full -time employees who work
in Eagle County_ An EHU shall not be leased for a period less than thirty consecutive days. For
the purposes of this section, a full -time employee is one who works an average of thirty hours
each week.
4. An EHU may not be sold, transferred, or conveyed separately from any single-family dwelling
it may be a part of.
S. The EHU shall not be divided into any form of timeshores, interval ownership, or fractional fee
ownership as those terms are defined in the Municipal Code of the Town of Vail.
�v161c]
IA—iclla PI... my Group
6. No later than February 1 of each year, the owner of each employee housing unit within the
town which is constructed following the effective date of this chapter shall submit two copies
of a report on a form to be obtained from the Community Development Department, to the
Community Development Department of the Town of Vail and Chairman of the Town of Vail
Housing Authority setting forth evidence establishing that the employee housing unit has been
rented throughout the year, the rental rate, the employer, and that each tenant who resides
within the employee housing unit is a full -time employee in Eagle County,
7. The owner of each EHU shall rent the unit at a monthly rental rate consistent with or lower
than those market rates prevalent far similar properties in the Town of Vail.
8. The Town of Vail Housing Authority will determine the market rate based on the study of other
units of comparable size, location, quality and amenit'es throughout the Town. The market
rate shall be based on an average of a minimum of five rental rates of comparable units. if
the unit is not rented and is not available at the market rate it shall be determined to be in
noncompliance. in addition to any other penalties and restrictions provided herein, a unit
fauna' to be in noncompliance shall be subject to publication as determined by the Housing
Authority.
9. The provisions of these restrictive covenants may be enforced by the Owner and the Town.
10. The conditions, restrictions, stipulations, and agreements contained herein shall not be
waived, abandoned, terminated, or amended except by the written consent of both the Town
of Voil and the Owner of the property.
11. Notwithstanding the above restrictions, deed- restricted employee housing units within
Special Development District No. 22 shall be allowed to participate in the Employee Housing
Deed Restriction Exchange Program, as adopted by Ordinance No. 10, Series of 2011, and as
codified in 12 -13 -5: Employee Housing Unit Deed Restriction Exchange Program.
IV. Criteria for Review
The following design criteria shall be used as the principal criteria in evaluating the merits of the
proposed special development district. It shall be the burden of the applicant to demonstrate that
submittal material and the proposed development plan comply with each of the fallowing standards, or
demonstrate that one or more of them is not applicable, or that a practical solution consistent with the
public interest has been achieved:
1. Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk, building
height, buffer zones, identity, character, visual integrity and orientation.
The proposed major amendment to allow participation in the exchange program does not affect
design compatibility and sensitivity to the immediate environment, neighborhood and adjacent
properties relative to architectural design, scale, bulk, building height, buffer zones, identity,
character, visual integrity and orientation, as none of these components change.
2. Relationship: Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
�uI Z Cl
Me- v,;010 Planning GF—P 3
The exchange of any on -site employee housing units will reduce density and will improve the
workable relationship with surrounding uses and activity. The purpose of the on -site employee
housing unit was to provide more employee housing, but also potentially house someone who
would manage the facilities on -site. Since many employee housing units are not utilized by
someone working on -site, the use may be better suited at a location near transportation and job
cores.
3. Parking And Loading: Compliance with parking and loading requirements as outlined in chapter
10 of this title.
The removal of the employee housing units will reduce the parking requirements of dwelling
units. As a result, any owner choosing to participate in the EHU Exchange Program will remain in
compliance with the parking requirements of Chapter 10, Vail Town Code.
4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan,
town policies and urban design plans.
The application complies with Objective F of the Town of Vail Employee Housing Strategic Plan,
which calls for "placing employees closer to their place of work." The removal of the on -site
employee housing units and relocation to somewhere closer to public transportation and /or the
job core will improve the employee experience and will provide for a more usable employee
housing unit. Further, the Town of Vail Employee Housing Strategic Plan calls for an exchange
program, which was created as a result of the plan. This exchange program is being proposed to
be utilized in order to replace an underperforming EHU with a performing EHU and to provide
employee housing of sufficient size to allow for families to live long term within the Town.
S. Natural And/ Or Geologic Hazard: Identification and mitigation of natural and /or geologic
hazards that affect the property on which the special development district is proposed.
This criteria is not applicable to this application. The EHU in question is not located in a hazard
area.
fs. Design Features: Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features, vegetation and
overall aesthetic quality of the community.
The are no changes to design or bulk and mass required for the implementation of this
amendment and therefore this criteria is not applicable.
7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off
site traffic circulation.
The exchange of employee housing units on -site will reduce congestion on and off -site. This is the
result of fewer vehicles likely traveling to this location, fewer units accessed off of shared drives,
and less pedestrians walking down the street to reach public transportation.
EV91 Zd
Mouriello PEonning Group
n
8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and function.
Because the structures, site, and landscaping plans are not changing due to this amendment, this
criteria is not applicable.
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development district.
Because the structures within the SDD are not changing, and the Sip is mostly built out, this
criteria is not applicable.
IMV I ;ICI
Mauriello Planning Group
r
.4
•
ORDINANCE NO. 25
Series of 2005
AN ORDINANCE REPEALING AND REENACTING ORDINANCE NO. 9,
SERIES OF 1998, PROVIDING FOR CHANGES TO SPECIAL DEVELOPMENT
DISTRICT NO. 22, GRAND TRAVERSE, THAT CONCERN THE ELIMINATION OF
GROSS RESIDENTIAL FLOOR AREA (GRFA) WITHIN THE DISTRICT AND THE
NUMBER OF LOTS; AND SETTING FORTH DETAILS IN REGARD THERETO
WHEREAS, Chapter 9 of the Vail Town Code authorizes Special
Development Districts within the Town; and
WHEREAS, The Town Council approved Ordinance No. 9, Series of 1998
Special Development District No. 22, Grand Traverse; and
WHEREAS, The president of the Grand Traverse H.O.A. has requested to
amend the existing Special Development District No. 22; and
WHEREAS, Section 12 -9A -10 of the Vail Town Code provides
procedures for major amendments to existing Special Development Districts; and
• WHEREAS, The applicant has complied with the requirements outlined in
•
Section 12 -9A -10 of the Vail Town Code; and
WHEREAS, The Special Development District provides for creativity and
flexibility to allow for the development of land within the Town of Vail; and
WHEREAS, On September 26, 2005, the Planning and Environmental
Commission held a public hearing on the major amendment proposal and has
recommended that certain changes be made to Special Development District No.
22, Grand Traverse; and
WHEREAS, The Town Council considers that it is reasonable, appropriate,
and beneficial to the Town and its citizens, inhabitants, and visitors to repeal and
re -enact Ordinance No. 9, Series of 1998 to provide for certain changes in Special
Development District No. 22, Grand Traverse.
11
• NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE
TOWN OF VAIL, COLORADO, THAT: Ordinance No. 9, Series of 1998 is hereby
repealed and re- enacted to read as follows:
Section 1. Amendment Procedures Fulfilled Planning Commission Report
The approval procedure prescribed in Title 12, Chapter 9, Section 10(B) of the Vail
Town Code have been fulfilled, and the Vail Town Council has received the report
of the Planning and Environmental Commission recommending approval, of the
proposed development plan for Special Development District No. 22.
Section 2. Special Development District No. 22
Special Development District No. 22 (SDD 22) and the development plan
therefore, are hereby approved for the development of Lots 1 through 19, Block 2,
Lionsridge Subdivision Filing 3 within the Town of Vail consisting of 10.69 acres.
Section 3. Purpose
Special Development District No. 22 is established to ensure comprehensive
development and use of an area that will be harmonious with the general character
of the Town of Vail. The development is regarded as complementary to the Town
by the Town Council and meets each of the design standards and criteria as set
forth in Section 12 -9A -8 of the Vail Town Code. There are significant aspects of
Special Development District No. 22 that are difficult to satisfy through the
imposition of the standards of the underlying Primary/Secondary Residential Zone
District. Special Development District No. 22 allows for greater flexibility in the
development of the land than would be possible under the current coning of the
property. The smaller single - family lots provide the opportunity for a common
2
• open space for the subdivision as well as the means to preserve the southerly
ridge line of the property. Special Development District No. 22 provides an
appropriate development plan to preserve the visual quality of the site from within
the subdivision as well as adjacent properties in the community in general.
Section 4. Development Plan
A. The development plan for SDD 22 is approved and shall constitute the plan for
development within the Special Development District. The development plan is
comprised of those plans submitted by Dauphinais - Moseley Construction and
consists of the following documents:
1. Site development plan, Lionsridge Resubdivision of Lots 1 -19, Vail, Colorado,
Intermountain Engineering, dated July 7, 1998.
• 2. Conceptual landscape plan, Intermountain Engineering, dated July 7, 1998.
3. Final Plat of Lionsridge Subdivision Filing No. 5, A Resubdivision of Lots 1-
19, Block 2, Lionsridge Subdivision Filing No. 3, Town of Vail, County of
Eagle, State of Colorado, sheets 1 and 2, Intermountain Engineering Limited,
dated April 19, 1989, Amended Final Plat of Dauphinais - Moseley Subdivision
Filing No. 1, A Resubdivision of Lots 5, 6, 7, 8, 9 710, Town of Vail, County
of Eagle, State of Colorado, Intermountain Engineering, dated July 21, 1998,
and Amended Final Plat: A Resubdivision of Lot 5, Amended Final Plat:
Dauphinais- Moseley Subdivision Filing 1: A Resubdivision of Lots 5, 6, 7, 8,
9, and 10, Town of Vail, County of Eagle, State of Colorado, Intermountain
Engineering, dated February 3, 2006.
4. Construction, grading and drainage drawings for a resubdivision of Lots 1-
19, Block 2, and Lionsridge Lane, Lionsridge Subdivision Filing No. 3, Town
of Vail, Eagle County, Colorado, Intermountain Engineering Limited, sheets
1 -8, dated March 9, 1989.
5. Soils and Foundation Investigation for Lots 1 -24, Lionsridge 5th Filing.
6. Lionsridge Color Palette, Arnold/Gwathmey /Pratt Architects, March 1990.
• 7. The subdivision plat for Dauphinais- Moseley Subdivision recorded August
3
• 23, 1990, July 21, 1998, and February 3, 2006.
B. The development standards shall be as follows:
1. Acreage: The total acreage of this site is 10.69 acres
or 465,650 square feet.
2. Permitted Uses: The permitted uses for SDD 22 shall
be:
4
a.
Single family residential dwellings
b.
Open space
c.
Public roads
d.
Employee dwelling units as defined in Section 5, paragraph G of this
ordinance.
3. Conditional Uses:
•
a.
Public utility and public service uses
b.
Public buildings, grounds and facilities
C.
Public or private schools
d.
Public park and recreation facilities
4. Accessory Uses:
a.
Private greenhouses, toolsheds, playhouses,
garages or carports, swimming pools, patios, or recreation facilities
customarily incidental to single - family uses.
b.
Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Section 12 -14 -12 of the Vail Town
Code.
C.
Other uses customarily incidental and accessory to permitted or
•
conditional uses, and necessary for the operation thereof.
4
• 5. Setbacks: Minimum setbacks shall be as indicated on the approved site
development plan by Intermountain Engineering, dated July 7, 1998. A 4 -foot
roof overhang shall be allowed in the front setback for Lots 15 -19, provided
the rear setback is increased by 4 feet. A 4 -foot roof overhang shall be
allowed in the rear setback of Lots 20 -24, provided the front setback is
increased by 4 feet. Roof overhangs shall be allowed to encroach up to 2'
feet into the required side setback of 10 feet for each lot. An unenclosed,
unroofed, deck or patio within 5 feet of finished grade may encroach into the
rear setback by 5 feet for Lots 1 -14 and Lots 20 -24. No other setback
encroachments shall be allowed.
6. Density: Approval of this development plan shall permit a total of 23 single -
family dwelling units on the entire property. A minimum of 6 employee
• dwelling units shall be required. A maximum of 23 employee dwelling units
shall be permitted on the entire property.
7. Building Height: For a sloping roof, the height of the building shall not exceed
33 feet. The height calculation shall be made by measuring from the existing
grade as indicated on the Intermountain Engineering Topographical Survey
dated March 13, 1990 or finished grade. Height shall be calculated per
Section 12 -2 -2 of the Vail Town Code.
8. Site Coveraae: Not more than 25 percent of the total site area on each lot
shall be covered by buildings. "Site coverage" shall mean the ratio of the
total building area on a site to the total area of a site, expressed as a
percentage. For the purpose of calculating site coverage, "building area"
shall mean the total horizontal area of any building as measured from the
• exterior face of perimeter building walls or supporting columns above grade
or at ground level, whichever is the greater area. Building area shall include
5
. all buildings, carports, porte cocheres, arcades, and covered or roofed
walkways. In addition to the above, building area shall also include any
portion of roof overhang, eave, or covered stair, covered deck, covered
porch, covered terrace or covered patio that extends more than four feet from
the exterior face of perimeter building walls or supporting columns.
9. Parking: Parking shall be as required in Title 12, Chapter 10 of the Vail Town
Code. Each employee dwelling unit shall be required to have at least one
enclosed garage parking space.
10. Design Guidelines: The development of each lot shall be guided by the
architectural and landscape design guidelines as approved as part of the
Special Development District No. 22. The guidelines are as follows:
a. Architectural. The architectural design of the buildings upon the site shall
• be such that buildings relate harmoniously to each other. This is not to
imply that each building must look exactly similar to those around it, but
that compatibility be achieved through the use of scale, materials and
colors, and building shape and form. The overriding concern is that, upon
completion, the Special Development District, because of the clustered
nature of the small single family lots situated around common open
space, should appear to be an integrated development possessing a
common architectural quality, character, and appearance. To this end the
following general design criteria shall be followed by the developer and
individual lot owners:
b. A palette of colors shall be as set forth in the Lionsridge Color Palette
from Arnold/Gwathmey /Pratt dated March 1990. Colors are indicated for
• the use on different types of building materials and elements such as
stucco colors, siding colors, metal flashing, windows, accent colors, etc.
R
n
• The palette of colors indicate a range of acceptable colors in order to
encourage similarity on one hand, but also diversity within the acceptable
range.
C. The following building standards and materials shall be adhered to:
(1) Roof. The roof pitch shall be a minimum 8/12 and a maximum of 12/12.
A gable, clipped gable or hipped roof shall be mandatory. Dormers shall
be allowed and reviewed by the Design Review Board. The roofing
material shall be cedar shake shingles with staggered butts.
(2) Chimneys. The chimneys shall be stucco with chimney caps of
weathered copper.
(3) Flues. All flues shall be galvanized or painted sheet metal, painted to
match the roof.
• (4) Main Fascia. The main fascia shall be a solid color stain, with brown,
taupe, or gray.
(5) Secondary Fascia and Metal Railings above the First Floor. The
secondary fascia and metal railings above the first floor shall be a muted
accent trim color to be reviewed by the DRB.
(6) Walls. Walls shall be of stucco and horizontal or vertical wood siding.
Stucco colors shall be gray, beige or off - white. Wood siding colors shall
be gray, brown or taupe.
(7) Stone. Residences will have a minimum of a two foot high stone
wainscot in rainbow mix with a sandstone cap around the perimeter of the
structure except under decks where substantially concealed by
landscaping.
• (8) Windows. Windows located within stucco areas shall have a minimum of
two inches of relief from the outside wall plane and have a sandstone sill.
7
• (9) Outdoor Lighting, Outdoor lighting shall be indirect with a concealed
source except for an entry chandelier, two carriage lights and one pilaster
light which may be exposed globes with a fixture of black or weathered
copper look metal. The maximum number of outdoor lights permitted on
each lot shall be 15 regardless of lot size. Outdoor lights which conform
with Ordinance #22, Series of 1997, shall be exempt. All exterior lighting
shall be reviewed by the DRB.
(10) Garages. No garage doors shall directly face the street, except on Lot 24
and Lot 14.
(11) A residential address /nameplate if desired by the owner shall be located
on the side of the garage facing the access point to the lot.
(12) When the individual landscape plans are designed for individual lots,
• special care shall be taken in the design of side yard landscaping in order
to provide adequate screening between structures.
11. Recreational Amenities Tax: The recreation amenities tax shall be assessed at
the rate for a single - family residential zone district.
Section 5. Conditions of Angroval
A. The major amendment to Special Development District No. 22, Grand
Traverse, shall not be effective until the major subdivision is recorded by
the Town of Vail at the Eagle County Clerk and Recorder's Office.
B. The major subdivision shall be recorded at the Eagle County Clerk and
Recorder's Office prior to a building permit being released for any
construction on Lots 2, 5, 7, 9 or 10.
• C. The development of Special Development District No. 22 will have
impacts on the available employee housing within the Upper Eagle Valley
• Area. In order to help meet this additional employee housing need, the
•
developer of Special Development District No. 22 shall provide employee
housing on site. The following restrictions shall apply to all employee
dwelling units within SDD No. 22:
1. The developer shall build a minimum of six employee dwelling
units within the subdivision. Each employee dwelling unit shall
have a minimum square footage of 400 square feet not to exceed
800 square feet and is allowed to have a kitchen. The square
footage of an employee housing unit shall be measured from the
inside face of the walls creating the unit (i.e., not including furring,
Sheetrock, plaster, and other similar wall finishes). The number of
employee units shall not be counted toward allowable density for
Special Development District No. 22. The developer may choose
to transfer up to 300 sq. ft. from the primary unit to the employee
unit. The developer may provide up to 23 employee dwelling units
including the 6 required dwelling units if so desired.
2. The employee dwelling units may be located on any of the lots
within the subdivision providing all the development standards are
met for each lot. Only one employee dwelling unit shall be
allowed per lot with a maximum of 23 units allowed. An employee
dwelling shall be incorporated into the structure of the primary
residence and shall not be allowed to be separated from the
primary unit. Each employee dwelling unit shall have at least one
enclosed garage parking space. This parking space shall not be
detached from the single - family garage or structure. Each phase
of construction shall include a minimum of one employee dwelling
9
• unit until six employee dwelling units are constructed and
available f&rental.
3. The Employee Housing Unit shall be leased to tenants who are
full -time employees who work in Eagle County. An EHU shall not
be leased for a period less than thirty consecutive days. For the
purposes of this section, a full -time employee is one who works an
average of thirty hours each week.
4. An EHU may not be sold, transferred, or conveyed separately
from any single - family dwelling it may be a part of.
5. The EHU shall not be divided into any form of timeshares, interval
ownership, or fractional fee ownership as those terms are defined
in the Municipal Code of the Town of Vail.
• 6. No later than February 1 of each year, the owner of each
employee housing unit within the town which is constructed
following the effective date of this chapter shall submit two copies
of a report on a form to be obtained from the Community
Development Department, to the Community Development
Department of the Town of Vail and Chairman of the Town of Vail
Housing Authority setting forth evidence establishing that the
employee housing unit has been rented throughout the year, the
rental rate, the employer, and that each tenant who resides within
the employee housing unit is a full -time employee in Eagle
County.
7. The owner of each EHU shall rent the unit at a monthly rental rate
• consistent with or lower than those market rates prevalent for
similar properties in the Town of Vail.
10
• 8. The Town of Vail Housing Authority will determine the market rate
based on the study of other units of comparable size, location,
quality and amenities throughout the Town. The market rate shall
be based on an average of a minimum of five rental rates of
comparable units. If the unit is not rented and is not available at
the market rate it shall be determined to be in noncompliance. In
addition to any other penalties and restrictions provided herein, a
unit found to be in noncompliance shall be subject to publication
as determined by the Housing Authority.
9. The provisions of these restrictive covenants may be enforced by
the Owner and the Town.
10. The conditions, restrictions, stipulations, and agreements
• contained herein shall not be waived, abandoned, terminated, or
amended except by the written consent of both the Town of Vail
and the Owner of the property.
D. The architectural and landscape design guidelines shall be incorporated
into the subdivision covenants before the final plat is recorded at the
Eagle County Clerk and Recorder's Office. The Town Of Vail shall be
party to these agreements.
Section 6. Amendments
Amendments to Special Development District No. 22 shall follow the procedures
contained in Section 18.40.100 of the Vail Municipal Code.
11
• Section 7. Expiration
The applicant must begin construction of the Special Development District within 3 years
from the time of its final approval, and continue diligently toward completion of the
project. If the applicant does not begin and diligently work toward the completion of the
Special Development District or any stage of the Special Development District within the
time limits imposed by the preceding subsection, the Planning and Environmental
Commission shall review the Special Development District. They shall recommend to
the Town Council that either the approval of the Special Development District be
extended, that the approval of the Special Development District be revoked, or that the
Special Development District be amended.
Section 8.
• If any part, section, subsection, sentence, clause or phrase of. this ordinance is for any
reason held to be invalid, such decision shall not affect the validity of the remaining
portions of this ordinance; and the Town Council hereby declares it would have passed
this ordinance, and each part, section, subsection, sentence, clause or phrase thereof,
regardless of the fact that any one or more parts, sections, subsections, sentences,
clauses or phrases by declared invalid.
Section 9.
The Town Council hereby finds, determines and declares that this Ordinance is
necessary and proper for the health, safety and welfare of the Town of Vail and
inhabitants thereof.
12
• Section 10.
The repeal or the repeal and reenactment of any provisions of Vail Municipal Code as
provided in this ordinance shall not affect any right which has accrued, any duty
imposed, any violation that occurred prior to the effective date hereof, any prosecution
commenced, nor any other action or proceeding as commenced under or by virtue of the
provision repealed or repealed and reenacted. The repeal of any provision hereby shall
not revive any provision or any ordinance previously repealed or superseded unless
expressly stated herein.
Section 11.
All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith
are hereby repealed to the extent only of such inconsistency. This repealer shall not be
• construed to revise any bylaw, order, resolution or ordinance, or part thereof, heretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 6t" day of December, 2005 and a
public hearing for second reading of this Ordinance set for the 3rd day of January, 2006,
at 6:00 p.m. in the Council Chambers of the Vail Municipal Building, Vail, Colorado.
Rodney E. Slifer, Mayor �0.�'' k
ATT /T: i •
: sEAL orel i Donaldson, Town Clerk
i %6-
INTRODUCED, READ, ADOPTED AND ENACTED ON SECOND READING
ORDERED PUBLISHED IN FULL this 3rd day of January, 2906?
Rodney E. Slifer, Mayo
relei onaldson, t6ii6 Clerk
13
SEAL
TOWN OF VAIL
Memorandum
TO: Town of Vail Planning and Environmental Commission
FROM: Community Development Department
DATE: December 12, 2011
SUBJECT: A request for an amendment to an Approved Development Plan, pursuant to
Section 12- 61 -11, Development Plan Required, Housing Zone District, Vail Town
Code, to allow for the redevelopment of an approximate 5.24 acre portion of the
Timber Ridge Village Apartments, with up to 279 new deed - restricted employee
housing units; a request for the review of a variance, from Section 14 -5 -1,
Minimum Standards, Parking Lot and Parking Structure Design Standards for All
Uses, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code,
to allow for a crossover drive aisle width of less than thirty -feet (30') within the
required parking structure, and request for final review of a final plat, pursuant to
Chapter 13 -3, Major Subdivision, Vail Town Code, to allow for a re- subdivision of
the Timber Ridge site, located at 1280 North Frontage Road West/Lots 1 -5,
Block C, Lions Ridge Subdivision Filing 1, and setting forth details in regard
thereto. (PEC110059 and PEC110060)
Applicant: Vail Timber Ridge, LLC and the Town of Vail Municipal Corporation
Planner: George Ruther
SUMMARY
The applicant, Vail Timber Ridge, LLC and the Town of Vail Municipal Corporation,
represented by Rick Pylman, of Pylman & Associates, are requesting a review of
amendments to an Approved Development Plan for the redevelopment of the
easternmost 5.24 acres of Timber Ridge Village Apartments. The proposal would
remove nine existing apartment buildings containing 102 apartment units and replace
them with three new, attached apartment buildings containing 279 deed restricted
housing units, in four -story tall buildings, 424 space parking garage and a resident's
clubhouse
According to the Official Zoning Map of the Town of Vail, Lots C1 - 5 of the Lions Ridge
Subdivision are zoned Housing (H) District. As such, all future development on the site
shall comply with the applicable provisions of the Housing District development
standards and processes. A complete zoning analysis for the project is outlined in
Section V of this memorandum.
Based upon staff's analysis of the criteria for review of the proposed project, as outlined
in Sections VII - IX of this memorandum, staff is recommending that the Town of Vail
Planning & Environmental Commission:
• Approves, with conditions, and modifications, the applicant's request to
amend an Approved Development Plan for the redevelopment of the
easternmost 5.24 acres of the Timber Ridge Village Apartments site,
• Approves, with conditions, and modifications, the applicant's request for
a crossover drive aisle width reduction from 30 feet to 26 feet 10 inches, and
• Forwards a recommendation of approval, with conditions, and
modifications, the applicant's request for a final plat to allow for a re-
subdivision of the Timber Ridge site, located at 1280 North Frontage
Road /Lots 1 -5, Block C, Lions Ridge Subdivision Filing 1.
DESCRIPTION OF THE REQUESTS
On November 14, 2011, the applicant submitted a development review application to the
Town of Vail Community Development Department for amendments to their Approved
Development Plan. The PEC approved the current Development Plan at the March 22,
2010 hearing. Below is a summary of the proposed amendments to the Approved
Development Plan.
Summary of the Proposed Amendments
December 12, 2011 March 22, 2010
Proposed Amendment Approved Plan % Change
279 Units 359 Units 22% Reduction
431 Bedrooms 544 Bedrooms 18% Reduction
602 — 737 Employees Housed 760 — 930 Employees Housed 20% Reduction
17 Studio Units 22 Studio Units 23% Reduction
110 One - Bedroom Units 138 One - Bedroom Units 20% Reduction
152 Two - Bedroom Units 192 Two - Bedroom Units 20% Reduction
199,693 Maximum GRFA
424 Parking Spaces
68' Maximum Building Height
73' Maximum Tower Height
Amended Landscape Plan
68,736 sq. ft. Landscape Area
252,628 Maximum GRFA
520 Parking Spaces
79' Maximum Building Height
100' Maximum Tower Height
Landscape Plan Condition
68,736 sq. ft. Landscape Area
21% Reduction
18% Reduction
14% Reduction
27% Reduction
Proposed
No Change
The applicants are proposing to redevelop the easternmost 5.24 acres of the Timber
Ridge Village Apartments development site and construct a new four -story tall building
extending approximately 800 feet along the North Frontage Road (Attachment A —
Town of Vail Page 2
Vicinity Map). The new building will contain up to 279 new employee housing units
capable of housing between 602 — 737 employees. According to the amended
development plan, the 279 units will be a mix of studio units (6% or 17), one bedroom
units (39% or 110) and two bedroom units (55% or 152). The western half of the site (96
apartments) will remain operational throughout the redevelopment construction process.
A new four -level enclosed, parking garage will be constructed on the site along with
improved public transit facilities to meet the minimum parking and transportation needs
of the residents of the development. A 7,911 square foot clubhouse will be constructed
within the redevelopment. The clubhouse includes an exercise area, offices, a cyber
cafe, a club room and business /conference room space. A written narrative from the
applicants, entitled "Timber Ridge Amendment to an Approved Development Plan
Application ", date stamped November 14, 2011, describing the amendment application
requests is attached for reference (Attachment B). A reduced copy of the proposed plan
is attached for reference (Attachment C).
Proposed Eastern Portion Redevelopment
Total
Range of
Average
# of
% of
Square Feet
Number of
Number of
Employees
Employees
Units
Unit Mix
of Units
Bedrooms
Bedrooms
/ Unit
Housed
17
6%
393 s . ft.
Studio
17
1.15- 1.35
19-23
530-650
110
39%
sq. ft.
One
110
1.5 - 2.0
165-220
786-931
152
55%
s . ft.
Two
304
2.75-3.25
418-494
279
100%
431
602-737
* source — Vail Town Code and the Town of Vail Employee Housing Strategic Plan
Crossover Drive Aisle Width Variance
The applicants are requesting a reduction in the minimum required width for a crossover
drive aisle width within the proposed parking structure. Section 14 -5 -1, Minimum
Standards, Vail Town Code, requires a minimum of 30 feet of drive aisle width for two -
way traffic flow within a parking structure. Crossover drive aisle width is the
measurement used to ensure necessary distance for a vehicle to make a 90 degree or
greater turn to change drive aisles. Within the proposed parking structure the applicants
are proposing to reduce the crossover drive aisle width to 26 feet 10 inches (3 feet 2
inch variance). A letter from Parking Consultants, LLC, dated April 19, 2010, detailing
the request has been submitted for review (Attachment F).
Final Plat
The applicants are requesting review of a major subdivision application to create a new
final plat of the Development Site. The purpose of the final plat is to facilitate
redevelopment of the property by creating two new lots, the necessary easements and
allow for the future transfer of ownership of the property. As proposed, Lots C1 -5, Block
C, Lions Ridge Subdivision, Filing No. 1 would be resubdivided to create Lots 1 & 2 of
the new Timber Ridge Subdivision. Upon creation Lot 1 would be approximately 4.840
Town of Vail Page 3
acres (210, 830 sq. ft.) in size and Lot 2 would be approximately 5.242 acres (228,342
sq. ft.) square feet in size. According to the land use summary noted on the proposed
final plat, the total size of the major subdivision shall be approximately 10.082 acres. A
reduced copy of the proposed final plat is attached for reference (Attachment D).
III. BACKGROUND
The Town of Vail acquired Timber Ridge Village Apartments in 2003 for $20 million to
preserve the deed restricted employee housing designation on the property.
Constructed in 1981, Timber Ridge is Vail's largest deed - restricted employee housing
complex, currently consisting of 198 rental apartment units on ten acres. Each of the
existing units is 745 sq. ft. in size with two bedrooms and one bathroom. Presently, the
eastern portion of the Timber Ridge Village Apartments provides housing to more than
306 persons (three occupants per unit X 102 units).
Existing Timber Ridge Village Apartments
Total
Average
Number
Number
Employees
# of
% of
Square Feet
of
of
Employees
Housed
Units
Unit Mix
of Units
Bedrooms
Bedrooms
I Unit
Today
198
100%
745 sq. ft.
2
396
3.0
594
IV. APPLICABLE PLANNING DOCUMENTS
Vail Town Code
Article 12 -61, Housing (H) Zone District
12 -61 -1: PURPOSE:
The housing district is intended to provide adequate sites for employee housing which,
because of the nature and characteristics of employee housing, cannot be adequately
regulated by the development standards prescribed for other residential zoning districts.
It is necessary in this district to provide development standards specifically prescribed
for each development proposal or project to achieve the purposes prescribed in section
12 -1 -2 of this title and to provide for the public welfare. Certain nonresidential uses are
allowed as conditional uses, which are intended to be incidental and secondary to the
residential uses of the district. The housing district is intended to ensure that employee
housing permitted in the district is appropriately located and designed to meet the needs
of residents of Vail, to harmonize with surrounding uses, and to ensure adequate light,
air, open spaces, and other amenities appropriate to the allowed types of uses.
12 -61 -8: PARKING AND LOADING:
Off street parking shall be provided in accordance with chapter 10 of this title. No parking
or loading area shall be located within any required setback area. At the discretion of the
olannina and environmental commission. variations to the oarkina standards outlined in
chapter 10 of this title may be approved during the review of a development plan subject
to a parking management plan. The parking management plan shall be approved by the
planning and environmental commission and shall provide for a reduction in the parking
requirements based on a demonstrated need for fewer parking spaces than chapter 10
of this title would reauire. For example. a demonstrated need for a reduction in the
required parking could include
Town of Vail Page 4
A. Proximity or availability of alternative modes of transportation including, but
not limited to, public transit or shuttle services.
B. A limitation placed in the deed restrictions limiting the number of cars for each
unit.
C. A demonstrated permanent program including, but not limited to, rideshare
programs, carshare programs, shuttle service, or staggered work shifts.
12- 61 -10: OTHER DEVELOPMENT STANDARDS:
A. Prescribed By Planning And Environmental Commission: In the H district,
development standards in each of the following categories shall be as
proposed by the applicant, as prescribed by the planning and environmental
commission, and as adopted on the approved development plan:
1. Lot area and site dimensions.
2. Building height.
3. Density control (including gross residential floor area).
Chapter 12 -17, Variances
12 -17 -1: PURPOSE, VARIANCES:
A. Reasons For Seeking Variance: In order to prevent or to lessen such
practical difficulties and unnecessary physical hardships inconsistent with the
objectives of this title as would result from strict or literal interpretation and
enforcement, variances from certain regulations may be granted. A practical
difficulty or unnecessary physical hardship may result from the size, shape, or
dimensions of a site or the location of existing structures thereon; from
topographic or physical conditions on the site or in the immediate vicinity; or
from other physical limitations, street locations or conditions in the immediate
vicinity. Cost or inconvenience to the Applicant of strict or literal compliance
with a regulation shall not be a reason for granting a variance.
Chapter 14 -5. Parkina Lot and Parkina Structure Desian Standards
14 -2 -1, DEFINITIONS
CROSSOVER (SWITCHBACK OR 90 DEGREE TURN): The area on a driveway where the
turning angle of the centerline of the driveway curvature is ninety degrees (900) or greater.
CROSSOVER AISLE: The drive aisle where a ninety degree (900) or greater turn is required
by a vehicle to change drive aisles.
14 -5 -1: MINIMUM STANDARDS:
This section (table 5) specifies the parking lot standards for all uses excluding residential
uses under three (3) units and including, but not limited to, commercial, retail, office,
restaurant, institutional, hotel, accommodation, and multiple- family development. These
standards are subject to all conditions and exceptions described herein. These
standards shall be considered the minimum standards. When two (2) or more standards
conflict the more restrictive standard shall apply.
Town of Vail Page 5
TABLE 5
PARKING LOT DESIGN STANDARDS
Angle Of Minimum
Parking One -Way
Space I Drive Aisle
Crossover 17' F
drive aisle
V. ZONING ANALYSIS
Address:
Legal Description:
Zoning:
Land Use Plan Designation:
Current Land Use:
Lot Size:
Geologically Sensitive Areas
Development Standard
Min. Lot Area:
Density Control:
Min. Setbacks:
Front:
Sides:
Rear:
Max. Building Height:
Max. GRFA:
Max. Site Coverage:
Min. Landscape Area:
Min. Parking:
Minimum Two -Way
Drive Aisle
30'
1280 North Frontage Road
Lots C1 -05, Lions Ridge Filing No. 1
Housing District
Medium Density Residential
Medium Density Residential Dwellings
5.24 acres/ 228,254 square feet
High Severity Rockfall
Required
determined by PEC
determined by PEC
20' (north)
20' (east)
20' (west)
20' (south)
determined by PEC
determined by PEC
Minimum
Parking
Stall
Size And
Clearance
n/a
Proposed
228,254 sq.ft.(5.24 acres)
53.24 d.u. /ac. (279 d.u.)
55% unless at least 75%
of parking is covered and
approved by the PEC
68,476 sq. ft. (30 %)
Per Chapter 10 (550 spaces),
or a max. 25% reduction
(413 spaces) approved by the
PEC based upon the Parking
Management Plan provided
25' (north)
20' (east)
50' (west)
54' (south)
73' (tower element)
68' (building)
199,693 sq. ft.
97,448 sq. ft. (43 %)
68,736 sq. ft. (30 %)
424 spaces min.
Town of Vail Page 6
VI. SURROUNDING LAND USES AND ZONING
VII. CRITERIA AND FINDINGS, DEVELOPMENT PLAN
The review criteria and findings for evaluation for the review and consideration of an
amended development plan are prescribed in Section 12 -61 -13 of the Zoning
Regulations. According to Section 12- 61 -13, the following criteria shall be used as the
principal means for evaluating a proposed development plan. It shall be the burden of
the applicant to demonstrate that the proposed development plan complies with
all applicable design criteria. A list of the applicable design criteria are outlined in
Section IV of this memorandum.
12- 61 -13: DEVELOPMENT STANDARDS /CRITERIA FOR EVALUATION:
The following criteria shall be used as the principal means for evaluating a proposed
development plan. It shall be the burden of the applicant to demonstrate that the
proposed development plan complies with all applicable design criteria.
A. Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properties and the
surrounding neighborhood.
Architecture
The proposed redevelopment project is intended to be an assemblage of four new
residential buildings wrapping three sides of a new above -grade parking garage. As
designed, there are an East, West, Center and Parking Garage buildings. The four
buildings are physically connected to one another in an east to west alignment extending
approximately 800 feet along the length of the building envelope. The residential
buildings will have sloping roof gable and hip roof forms with pitches of up to 7:12 and a
mix of stone, stucco and cementitious wood siding on the exterior. Additional design
accents such as wooden shutters, south facing exterior decks and balconies and
exposed wood beams and structural bracing are included on the proposed buildings.
The applicants were scheduled for a public hearing before the Town of Vail Design
Review Board on Wednesday, December 7, 2011. The applicant will return to the
Design Review Board on December 21, 2011 for a final review. Staff believes the
architecture of the proposed buildings is compatible with the site, adjacent properties
and the surrounding neighborhood.
Town of Vail Page 7
Current Land Use
Zoning
Land Use Designation
North:
Residential
Two - Family Primary /Secondary
Low Density Residential
South:
Interstate 70 ROW
Not Zoned
Not Designated
East:
Residential
High Density Multiple Family
High Density Residential
Residential
West:
US Postal Service
High Density Multiple Family
High Density Residential
Residential
VII. CRITERIA AND FINDINGS, DEVELOPMENT PLAN
The review criteria and findings for evaluation for the review and consideration of an
amended development plan are prescribed in Section 12 -61 -13 of the Zoning
Regulations. According to Section 12- 61 -13, the following criteria shall be used as the
principal means for evaluating a proposed development plan. It shall be the burden of
the applicant to demonstrate that the proposed development plan complies with
all applicable design criteria. A list of the applicable design criteria are outlined in
Section IV of this memorandum.
12- 61 -13: DEVELOPMENT STANDARDS /CRITERIA FOR EVALUATION:
The following criteria shall be used as the principal means for evaluating a proposed
development plan. It shall be the burden of the applicant to demonstrate that the
proposed development plan complies with all applicable design criteria.
A. Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properties and the
surrounding neighborhood.
Architecture
The proposed redevelopment project is intended to be an assemblage of four new
residential buildings wrapping three sides of a new above -grade parking garage. As
designed, there are an East, West, Center and Parking Garage buildings. The four
buildings are physically connected to one another in an east to west alignment extending
approximately 800 feet along the length of the building envelope. The residential
buildings will have sloping roof gable and hip roof forms with pitches of up to 7:12 and a
mix of stone, stucco and cementitious wood siding on the exterior. Additional design
accents such as wooden shutters, south facing exterior decks and balconies and
exposed wood beams and structural bracing are included on the proposed buildings.
The applicants were scheduled for a public hearing before the Town of Vail Design
Review Board on Wednesday, December 7, 2011. The applicant will return to the
Design Review Board on December 21, 2011 for a final review. Staff believes the
architecture of the proposed buildings is compatible with the site, adjacent properties
and the surrounding neighborhood.
Town of Vail Page 7
Character
The buildings have been designed as an assemblage of three residential buildings
connected to one another. The east and west buildings are similar in design and form.
These buildings are designed with double - loaded corridors for internal circulation and
contain south facing exterior courtyards for access to the buildings and passive outdoor
recreation. These two buildings have been designed to be up to four stories in height.
The third, or "center ", building utilizes a single - loaded corridor for internal access and is
also four stories tall. The "center" building provides the front fagade intended to screen
the view of the parking garage. As designed, the "center" building creates a townhouse
appearance along the North Frontage Road.
The final building is the wrapped parking garage. The parking garage contains the
required off - street parking spaces for the development, a resident's storage area, and
access to trash and recycling facilities. The parking garage is accessed directly from the
North Frontage Road.
The style of the residential buildings can be characterized as maintaining an alpine form
of design. Sloping roof forms, hip and gable roof ends, steeply pitching tower elements
and a mixture of stone, stucco and wood make up the exterior building materials. The
color palette selected for the buildings is an assortment of light and dark earth -tone
colors. Architectural elements such as wooden decks, exposed beam ends, decorative
bracing and covered main entrances have been incorporated to accentuate the
character of the buildings.
Scale and Massing
The scale of the proposed buildings is large when compared in context with surrounding
uses and structures. There is little doubt that the proposed building will be one of the
larger buildings constructed in the Town of Vail. The applicants have attempted to mask
the scale and mass of the building by providing vertical articulation to the roof line and
building mass. For example, the easternmost portions of the building have been
lowered in height to more directly relate to the existing scale and massing of the Savoy
Villas Condominiums residential units on the neighboring property. Additionally, the
visual scale and massing of the parking garage was reduced by filling in and flattening
out the grades on the north side of the parking garage. This change in grading
substantially reduces the long, extensive linear mass of the parking garage and buries
nearly 100% of the parking garage below grade. Staff believes the scale and massing of
the proposed buildings is compatible with the site, adjacent properties and the
surrounding neighborhood.
Orientation
The buildings are sited predominately on an east to west orientation and generally
parallel with the North Frontage Road and Lions Ridge Loop. The orientation of the
buildings is driven primarily by the shape and configuration of the platted development
site. Four south facing exterior courtyards have been proposed along the south edge of
the buildings. The four courtyards are designed to provide useable outdoor passive
recreation areas for the residents of the buildings. According to the sun /shade analysis,
the courtyards will receive varying amounts of direct sunlight throughout the year. A four
Town of Vail Page 8
story tall enclosed parking garage has been oriented in the center portion of the site and
screened on three sides by the proposed residential buildings. The north side of the
garage has been substantially buried below grade to screen the structure from the view
of the public. Staff believes the orientation of the proposed buildings is compatible with
the site, adjacent properties and the surrounding neighborhood.
B. Buildings, improvements, uses and activities are designed and located to
produce a functional development plan responsive to the site, the surrounding
neighborhood and uses, and the community as a whole.
Responsiveness to the site
The buildings and improvements have been designed to be responsive to the site.
Nearly all of the activity associated with the site occurs along the south - facing edge of
the development site. Both pedestrian and vehicle access to the buildings is taken from
the south side. The buildings have been located as far as practical to the south so as to
minimize the amount of encroachment into the steeply sloping north hillside. To that
end, however, the applicants are also seeking approval of a retaining wall height
variance in order to facilitate development on the site.
Responsiveness to the surrounding neighborhood and uses
Several revisions have been made to the original proposal in order to increase the
responsiveness of the building and uses to the surrounding neighborhood. For instance,
the mass of the easternmost portion of the buildings was reduced to better relate to the
mass and orientation of the existing Savoy Villas Condominiums. In addition, the
westernmost end of the building was redesigned to lower the finish floor elevation to
more closely match that of the existing North Frontage Road and pedestrian path. As a
result, a significant amount of retaining walls were eliminated and substantial numbers of
pedestrian stairs were removed.
One important opportunity for improving compatibility with adjacent uses was not
pursued however. The proposed building continues to maintain an entrance /exit on the
east end building. This entrance /exit, while convenient, has the potential to negatively
impact the use and enjoyment of the residential property to the east. Given the high
volume of traffic this entrance will likely see, it might be better suited for another location.
If this entrance /exit were simply relocated to the other side of the hallway, the potential
for any negative impacts would be significantly reduced and the resident's use of the
courtyard likely enhanced.
Responsiveness to the Community
The Timber Ridge Village Apartments redevelopment is in direct response to an
identified community need. Through the adoption of the Town of Vail Employee Housing
Strategic Plan the need for employee housing was quantified and a goal for the
community was set. In response to this need, the Town has actively pursued the
redevelopment of the site. Given the central location of the site to the identified job
cores, its proximity to public transit facilities and its ability to accommodate a significant
amount of infill development, this redevelopment site is well- suited for a project of this
scope and size.
Town of Vail Page 9
C. Open space and landscaping are both functional and aesthetic, are designed
to preserve and enhance the natural features of the site, maximize
opportunities for access and use by the public, provide adequate buffering
between the proposed uses and surrounding properties, and, when possible,
are integrated with existing open space and recreation areas.
Functionality and Aesthetics
The landscape plan needs further revision and attention. A well- designed and
implemented landscape plan has the opportunity to bring numerous improvements and
enhancements to the overall project, both functionally and aesthetically. First, the sizes
of trees should be increased to be more reflective of the scale and mass of the buildings.
Four story tall buildings and a predominance of 6' — 8' tall spruce trees are not
compatible. A greater variety of tree sizes should be incorporated to better integrate the
buildings into the context of the neighborhood.
A significant landscape screen is needed along Lions Ridge Loop to again mask the
scale of the building and provide greater visual interest to both persons passing by the
site as well as the residents living in the units on north side of the buildings. By and
large, there is effectively no landscape on the north side of the building.
Greater consideration should be given to the planting plan. In many areas native aspen
trees are used in a very linear, street tree form which is foreign to their more natural
appearance. Instead, a more random and organic planting plan should be pursued to
ensure the development fits into the mountain environment that is Vail. Attention should
be given to where trees and planting are placed to optimize their aesthetic and
environmental value to the overall development.
All of the trees proposed along the south side of the fire lane /pedestrian path should be
relocated on the site to avoid conflicts with the buried water and sewer lines. The area is
more conducive to shrubs, perennial beds and turf. As such, the area could also be
better utilized for much needed snow storage areas. Special attention needs to be
directed towards maintaining safe sight distance triangles at driveway entrances.
The landscape plan has been amended to reflect the conditions of the August 4, 2010
Design Review Board approval.
A pedestrian and vehicular circulation system is designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout the
development.
Safe, Efficient and Aesthetically Pleasing Circulation System
Timber Ridge Village Apartments are located along the North Frontage Road. The North
Frontage Road provides direct vehicular and pedestrian access to the site. A secondary
pedestrian access is available to the site from Lions Ridge Loop. A series of pedestrian
sidewalks and a shared fire lane /pedestrian path provides pedestrian circulation on the
site. Vehicles will access the site in two locations; one at the main entrance to the
parking garage and a second entrance at the west end of the building nearest the public
transit stop. An enhanced public transit stop is proposed to be constructed to
accommodate the anticipated significant increase in bus ridership. The public transit
Town of Vail Page 10
stop is designed to accommodate up to four buses at any given time (two east
bound /two west bound). Special consideration should be given to the impact that this
development may have on the Town's ability to provide convenient and efficient public
transit services. More than 100 riders have been witnessed waiting at the transit stop
during peak periods of the day and year. It should be reasonably assumed that these
types of number will continue or increase.
1 -70 imposes a significant barrier to pedestrian movements north /south across the valley.
To date, the Town has studied opportunities for constructing a pedestrian bridge over I-
70 linking the development site to the south side of 1 -70. In studying the opportunities
the Town has concluded that finding a location to land the south end of the bridge
remains one of the greatest barriers to constructing the improvements as there is little to
no area of public right of way. The improvements would have to be located on private
property.
Snow Storage
Three levels of the parking garage are enclosed and protected from the weather. The
top deck of the garage, however, is exposed to the elements. As such, snow will
accumulate on the top during the winter months. As presently designed, no
accommodations for snow storage or snow removal is provided. Staff recommends the
applicants revise the proposed plans ensuring that adequate snow storage and snow
removal is addressed. The current proposal does not comply with the Town's adopted
regulations.
Cross Over Drive Aisle Width
Title 14, Development Standards, of the Vail Town Code, in part, prescribe minimum
design standards for parking garages. According to Title 14, the minimum width of a
cross over aisle in a parking structure is thirty feet (30'). The purpose of this standard is
to ensure adequate clearances for the flow and circulation of traffic. Inadequate flow
and circulation area for traffic results in decreased levels of service and functionality. As
presently designed, the parking garage has twenty -four foot (24') wide cross over aisles.
Staff recommends the applicants submit written documentation from a qualified traffic
consultant documenting the difference in level of service and functionality between the
designed aisle width and the minimum required width. This information will be used to
evaluate whether the designed aisle width is acceptable.
D. Environmental impacts resulting from the proposal have been identified in the
project's environmental impact report, if not waived, and all necessary
mitigating measures are implemented as a part of the proposed development
plan.
Environmental Impact Report
An environmental impact report was prepared for the Timber Ridge redevelopment
project in accordance with the applicable provisions of the Zoning Regulations of the
Town of Vail and submitted to the Town of Vail Community Development Department for
review and consideration. Chapter 5, Cumulative & Long -term Effects & Irreversible
Environmental Changes, of the report entitled, "ENVIRONMENTAL IMPACT REPORT,
Town of Vail Page 11
Timber Ridge Redevelopment Project" dated January, 2010, prepared by Western
Ecological Resources, Inc, of Boulder, Colorado, concludes the following:
5.1 Hydrology
5.1.1 Surface Water
The proposed redevelopment of the eastern portion of Timber Ridge would have no
cumulative, long -term effect or irreversible environmental change on the surface water
hydrology of the project site.
5.1.2 Ground Water
The proposed development would have a slight, cumulative long -term effect or
irreversible environmental change on the ground water hydrology of the project site due
to dewatering of building foundations via underdrains.
5.2 Atmosphere
The slight increase in hydrocarbon pollutants generated by the development and
associated vehicular traffic represents a cumulative and long term effect. However,
Kimley- Horn's traffic analysis concludes that redevelopment of Timber Ridge would have
an overall effect of reducing traffic within Vail because employees would reside closer to
their workplace. The majority of residents in Timber Ridge utilize public transportation.
5.3 Geology & Hazards
At the March 22, 2010, public hearing the applicant presented a report from HP Geotech
discussing the long -term risks presented by the rockfall hazard and four conceptual
mitigation methods which could be implemented. At the time of the March approval of
the Timber Ridge Development Plan a condition was included requiring the applicant to
return to the Commission subsequent to a feasibility analysis and preliminary cost
estimates were completed, and an option selected. The Commission would then
evaluate the selected option for its compliance with the Vail Town Code.
Since March 22, 2010, the Town has purchased the land upon which the rock fall hazard
is located, above the Timber Ridge development site. The applicant is proposing to
mitigate the identified rockfall hazards through the use of multiple strategies:
• Dislodge and remove all rocks which are of a size that can be manipulated;
• Anchor all rocks which are of a size which cannot be manipulated by drilling
into the rocks and the slope and using steel cable and grout /epoxies to affix
them in place; and
• Place a steel net over larger areas of hazard which is anchored to the slope.
5.4 Soils
Because this is a redevelopment project, it would not result in any new cumulative or
long -term impacts to the native soil. As described in the Geotechnical Study completed
by HP Geotech, the site is overlain by fill material from the initial development.
5.5 Vegetation Resources
The proposed project would create only a negligible long -term change in the plant
community as areas of ornamental vegetation are impacted and replaced with similar
ornamental vegetation.
5.6 Wildlife Resources
The proposed redevelopment would not have any significant long -term impacts or
irreversible environmental changes on wildlife resources. The site is already a high-
Town of Vail Page 12
density residential development, and there will be no change in land use or vegetation
resources.
5.7 Noise
Noise generated by the proposed development and associated vehicular traffic would
create a slight cumulative and long -term environmental change, however given the
proximity of the Interstate -70 corridor, this change will be negligible.
5.8 Visual Resources
Redevelopment of the eastern portion of Timber Ridge would create an irreversible
change on the visual resources of the area. However, this would be a positive impact
because the aging buildings would be replaced with newer, updated buildings with an
aesthetically pleasing architectural style that compliments other developments within the
Town of Vail (Figure 11).
5.9 Land Use
The proposed project would not result in changes to the land use as one high- density
residential development will be replaced with a similar high- density residential
development.
5.10 Circulation & Transportation
Long -term traffic estimates included in Kimley- Horn's Traffic Impact Study (2010)
assume the entire Timber Ridge site is re- developed to include 700 units by 2025. Their
analysis estimates the development would generate 77 new vehicle trips during the peak
morning hour and 142 new vehicle trips during the peak afternoon hour of the peak
winter ski season. Likewise there would be 337 new person trips during the peak
morning hour and 424 new person trips during the peak afternoon hour on the public
transportation system. Kimley -Horn reports that the full build -out may have a significant
impact on the Town of Vail's public transit system and states that additional busses may
be needed to accommodate this use. The Traffic Impact Study will need to be updated
once the final development plan has been determined.
5.11 Population
The redeveloped apartment buildings will support a larger population, an increase
estimated between 8 and 143 employees. This represents a cumulative and permanent
increase in the population of the Town.
F. Compliance with the Vail comprehensive plan and other applicable plans.
A component of the Vail Comprehensive Plan is the Employee Housing Strategic Plan
that was adopted in September, 2008. The Plan outlines action steps for the Town to
achieve its deed restricted employee housing goal:
"To ensure there is deed restricted housing for at least 30%
of Vail's workforce within the Town of Vail."
Two objectives the Plan identifies is Vail's need to "keep up" with new deed restricted
employee housing demand as it is created and the need to "catch up" with existing deed
restricted employee housing deficiencies. The Town adopted Commercial Linkage and
Inclusionary Zoning requirements for new development to ensure the amount of deed
restricted employee housing keeps up with increasing employee demand. The Plan
recognizes the Town has the unique obligation of catching up with existing deficiencies.
Town of Vail Page 13
The proposed redevelopment of the easternmost portion of Timber Ridge is the most
significant opportunity the Town has to address existing deed restricted employee
housing deficits. The following figures illustrate the challenge Vail faces in meeting its
goal:
Vail's Deed Restricted Housing Gap
Existing Jobs 9,100
30% of Vail's Employees
EHUS 725 Units
Existing Deed Restricted Gap
New Employee Beds
'/2 Timber Ridge Redevelopment
Chamonix Neighborhood
6,100 Employees (emp. = more than 1 job)
1,830 Employees
-1,196 Beds (avg. 1.65 emps /unit)
634 Beds
292 New Beds on average
73 New Beds on average
Remaining Deed Restricted Gap
To Achieve the Goal 269 New Deed Restricted Beds
VIII. CRITERIA AND FINDINGS, VARINACE
Before acting on a variance application, the planning and environmental commission
shall consider the following factors with respect to the requested crossover drive aisle
width variance:
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
Staff Response - The requested variance to reduce the crossover drive aisle width from
30 feet to 26 feet 10 inches will have no impact to existing or potential uses and
structures in the vicinity. The reduction in width by 3 feet 2 inches is internal to the
proposed parking structure and will only affect those utilizing the structure.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility
and uniformity of treatment among sites in the vicinity, or to attain the
objectives of this title without grant of special privilege.
Staff Response — In response to the request the Town of Vail Public Works Department
required a letter from a parking specialist discussing the request and potential impacts
which may result from a reduction in crossover drive aisle width. The applicant
submitted a letter from Parking Consultants, LLC, dated April 19, 2010, which speaks to
the Town's requirement and the industry standards. The Town of Vail's minimum
requirement of 30' for a cross over aisle is designed to achieve a minimum Level of
Service (LOS) of C. The letter from the parking consultant identifies that the proposed
reduction to 26'10" maintains this LOS due to the expected conditions. The letter
highlights two conditions that allow for the reduction; that the parking structure is
Town of Vail Page 14
IX
expected to maintain a low volume of traffic and that only residents of the project will be
utilizing the structure and will gain familiarity of the circulation. Per industry standard
and per the basis of the Town requirement these two conditions allow for a reduction in
cross over aisle width.
The Town's minimum standard is established to provide the minimum acceptable width
for the numerous differing parking structures within the Town. In many cases parking
structures are used by visitors and short -term occupants with less familiarity with a
particular parking structure. The Town of Vail Public Works Department believes that
the proposed reduction will maintain the desired LOS and will not compromise the
function of the parking structure for the intended users.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public
safety.
Staff Response — The proposed reduction in crossover drive aisle width will have no
negative effect on the above listed elements as they are internal to the proposed
structure.
CRITERIA AND FINDINGS, FINAL PLAT
Chapter 3, Major Subdivision, Title 13 Subdivision Regulations, of the Vail Town Code
prescribes the review criteria for a request for a major subdivision. Pursuant to Section
13 -3 -6, Final Plat, Vail Town Code, the criteria for reviewing the final plat shall be as
contained in Section 13 -4 -2 of the Subdivision Regulations. According to Section 13-4 -
2C, Review and Action on Plat,
"The Planning and Environmental Commission shall review the plat and
associated materials and shall approve, approve with modifications or
disapprove the plat within twenty one (21) days of the first public hearing
on the major subdivision or the major subdivision will be deemed
approved. A longer time period for rendering a decision may be granted
subject to mutual agreement between the Planning and Environmental
Commission and subdivider"
The burden of proof shall rest with the applicant to demonstrate that the application is in
compliance with the intent and purposes of this Chapter, the Zoning Ordinance and
other pertinent regulations that the Planning and Environmental Commission deems
applicable. Due consideration shall be given to the recommendations made by public
agencies, utility companies and other agencies consulted under subsection 13 -3 -3C
above.
The purpose of the final plat is to facilitate redevelopment of the site by creating two new
lots and the necessary easements and allow for the future transfer of ownership of the
property. As proposed, Lots C1 -5, Block C, Lions Ridge Subdivision, Filing No. 1 would
be resubdivided to create Lots 1 & 2 of the new Timber Ridge Subdivision. Upon
creation Lot 1 would be approximately 4.840 acres (210,830 sq. ft.) in size and Lot 2
would be approximately 5.242 acres (228,342 sq. ft.) square feet in size. A reduced
copy of the proposed final plat has been attached for reference (Attachment D).
Town of Vail Page 15
According to Section 13 -3 -4, Commission Review of Application; Criteria, Vail Town
Code,
"The burden of proof shall rest with the applicant to show that the
application is in compliance with the intent and purposes of the Chapter,
Zoning Ordinance and other pertinent regulations that the Planning and
Environmental Commission deems applicable. Due consideration shall
be given to the recommendations made by public agencies, utility
companies and other agencies consulted under subsection 13 -3 -3C
above. The Planning and Environmental Commission shall review the
application and consider its appropriateness in regard to Town policies
relating to subdivision control, densities proposed, regulations,
ordinances and resolutions and other applicable documents,
environmental integrity and compatibility with surrounding land uses and
other applicable documents, effects on the aesthetics of the Town. "
One of the basic premises of subdivision regulations is that minimum standards for the
creation of a new lot must be met. This project will be reviewed under the Major
Subdivision Criteria, pursuant to Section 13 -3 -4, Subdivision Regulations, Vail Town
Code.
1. The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in
the Vail comprehensive plan and is compatible with the development
objectives of the town; and
Staff Response - The Vail Land Use Plan identifies the property proposed for subdivision
with this application as High Density Residential and states, in part, the following:
"The housing in this category would typically consist of multi - floored
structures with densities exceeding 15 dwelling units per buildable acre. "
Further, the site was acquired by the Town of Vail in 2003 with the expressed purpose of
preserving deed - restricted employee housing within the Town of Vail. The sole purpose
of this subdivision request is to facilitate the redevelopment of a portion of the site for
future deed restricted employee housing.
Staff believes the proposed major subdivision is in compliance with this criterion.
2. The extent to which the proposed subdivision complies with all of the
standards of this title, as well as, but not limited to, title 12, "Zoning
Regulations ", of this code, and other pertinent regulations that the planning
and environmental commission deems applicable; and
Staff Response - The land included in this major subdivision proposal is zoned Housing
District. The purpose of the Housing District is:
"The housing district is intended to provide adequate sites for employee
housing which, because of the nature and characteristics of employee
housing, cannot be adequately regulated by the development standards
Town of Vail Page 16
prescribed for other residential zoning districts. It is necessary in this
district to provide development standards specifically prescribed for each
development proposal or project to achieve the purposes prescribed in
section 12 -1 -2 of this title and to provide for the public welfare. Certain
nonresidential uses are allowed as conditional uses, which are intended
to be incidental and secondary to the residential uses of the district. The
housing district is intended to ensure that employee housing permitted in
the district is appropriately located and designed to meet the needs of
residents of Vail, to harmonize with surrounding uses, and to ensure
adequate light, air, open spaces, and other amenities appropriate to the
allowed types of uses. "
Further, the proposed final plat has been reviewed for compliance with the applicable
provisions of Title 13, Subdivision Regulations. Upon review, it has been determined
that the proposed plat, with minor administrative corrections, complies with the
requirements of the Vail Town Code.
Staff believes the proposed major subdivision is in compliance with this criterion
3. The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives; and
Staff Response — The expressed purpose of the major subdivision application is to
facilitate the redevelopment of Timber Ridge Village Apartments. Once subdivided, the
easternmost 5.24 acres of the development site shall be redeveloped in keeping with the
municipal development objectives of providing deed - restricted employee housing within
the Town of Vail.
Staff believes the proposed major subdivision is in compliance with this criterion.
4. The extent of the effects on the future development of the surrounding area;
and
Staff Response — As the proposed subdivision is in compliance with the applicable
provisions of Title 13, Subdivision Regulations, future development in the areas
surrounding the Timber Ridge Village Apartments will have little, if any, negative effects.
Staff believes the proposed major subdivision is in compliance with this criterion.
5. The extent to which the proposed subdivision is located and designed to avoid
creating spatial patterns that cause inefficiencies in the delivery of public
services, or require duplication or premature extension of public facilities, or
result in a 'leapfrog" pattern of development, and
Staff Response — The proposed subdivision is a resubdivision of five existing platted
lots. As such, no extension to public utilities is required. While extensions are not
required, upgrades and expansion of the existing services are required. Pursuant to the
proposed development plan, the applicants are required to obtain roughly $90,000 worth
of additional water rights for the property. The applicants are currently working with
Town of Vail Page 17
representatives from the Eagle River Water and Sanitation District (the "District ") to
execute a written agreement guaranteeing the District's ability to serve the Development
Site. All other public utility companies have provided written sign -offs to the Town of Vail
verifying their ability to serve the Development Site.
Staff believes the proposed major subdivision is in compliance with this criterion.
6. The extent to which the utility lines are sized to serve the planned ultimate
population of the service area to avoid future land disruption to upgrade
undersized lines; and
Staff Response — All of the public utility providers supplying services to the subdivision
and the Development Site were consulted and signed off on the ability to serve the
Development Site. Final confirmation from the District is pending. Residential and fire
flow calculations were analyzed and the appropriate upgrades to the water supply
system have been identified on the proposed development plans.
Staff believes the proposed major subdivision is in compliance with this criterion.
7. The extent to which the proposed subdivision provides for the growth of an
orderly viable community and serves the best interests of the community as a
whole; and
Staff Response — Timber Ridge Village Apartments were acquired by the Town of Vail
for the expressed purpose maintaining deed restricted employee housing. To that end,
the development site was recently rezoned to the Housing District. The sole purpose of
the Housing District is to provide development standards to facilitate the development of
deed restricted employee housing. The proposed major subdivision application is
intended to facilitate the redevelopment of the easternmost 5.24 acres of Timber Ridge
Village Apartments. If approved, the future redevelopment provides deed - restricted
housing for up to 737 employees. Pursuant to the Town of Vail Employee Housing
Strategic Plan,
"The Town of Vail (community) recognizes the need for housing as
infrastructure the promotes community, reduces transit needs and keeps
more employees living in town and will provide enough deed - restricted
housing for at least 30% of the workforce through policies, regulations,
and publicly initiated development."
Staff believes the proposed major subdivision is in compliance with this criterion.
8. The extent to which the proposed subdivision results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water quality,
air quality, noise, vegetation, riparian corridors, hillsides and other desirable
natural features; and
Staff Response - The proposed major subdivision will have minimal, if any, adverse
impacts on the natural environment. This area has already been legally platted and
subsequently developed. If approved, the subdivision merely re- subdivides five existing
lots into two new lots.
Town of Vail Page 18
Staff believes the proposed major subdivision is in compliance with this criterion.
9. Such other factors and criteria as the commission and /or council deem
applicable to the proposed subdivision.
X. STAFF RECOMMENDATION
Development Plan
The Community Development Department recommends the Town of Vail Planning and
Environmental Commission, approves with conditions and modifications, the
applicants' request to amend the approved Development Plan, pursuant to section 12 -61-
11, Development Plan Required, Housing Zone District, Vail Town Code, allowing for the
redevelopment of an approximate 5.24 acre portion of Timber Ridge Village Apartments,
with up to 279 new deed - restricted employee housing units. Staff's recommendation is
based upon the review of the criteria and findings outlined in Section VII of this
memorandum and the evidence and testimony presented before the Commission.
Should the Town of Vail Planning and Environmental Commission choose to approve
with conditions, and modifications, the amended development plan, the Community
Development Department recommends the Commission makes the following findings,
"Proposed building setbacks provide necessary separation between buildings
and riparian areas, geologically sensitive areas and other environmentally
sensitive areas.
2. Proposed building setbacks provide adequate availability of light, air and
open space.
3. Proposed building setbacks provide a compatible relationship with buildings
and uses on adjacent properties.
4. Proposed building setbacks result in creative design solutions or other public
benefits that could not otherwise be achieved by conformance with
prescribed setback standards.
5. Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properties and the
surrounding neighborhood.
6. Buildings, improvements, uses and activities are designed and located to
produce a functional development plan responsive to the site, the
surrounding neighborhood and uses, and the community as a whole.
7. Open space and landscaping are both functional and aesthetic, are designed
to preserve and enhance the natural features of the site, maximize
opportunities for access and use by the public, provide adequate buffering
between the proposed uses and surrounding properties, and when possible,
are integrated with existing open space and recreation areas.
Town of Vail Page 19
8. A pedestrian and vehicular circulation system is designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout the
development.
9. Environmental impacts resulting from the proposal have been identified in the
project's environmental impact report, if not waived, and all necessary
mitigating measures are implemented as a part of the proposed development
plan.
10. Compliance with the Vail comprehensive plan and other applicable plans."
Variance
The Community Development Department recommends the Town of Vail Planning and
Environmental Commission approves the request for the review of a variance, from
Section 14 -5 -1, Minimum Standards, Parking Lot and Parking Structure Design
Standards for All Uses, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail
Town Code, to allow for a crossover drive aisle width of less than thirty -feet (30') within
the required parking structure, located 1280 North Frontage Road /Lots 1 -5, Block C,
Lions Ridge Subdivision Filing 1. Staff's recommendation is based upon the response to
the review criteria in Section VIII of this memorandum. Further, staff recommends the
approval of the Final Plat carries with it the conditions of approval described in Section X
of this memorandum.
Should the Town of Vail Planning and Environmental Commission choose to approve
with conditions and modifications, the variance request, the Community Development
Department recommends the Commission makes the following findings,
"Upon review of the request for a variance to the crossover drive aisle width, the
Planning and Environmental Commission finds:
1. The granting of this variance will not constitute a granting of special privilege
inconsistent with the limitations on other properties classified in the Housing
District.
2. The granting of this variance will not be detrimental to the public health, safety,
or welfare, or materially injurious to properties or improvements in the vicinity.
3. This variance is warranted for the following reasons:
a. The strict literal interpretation or enforcement of the specified regulation
would result in practical difficulty or unnecessary physical hardship
inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town
Code.
b. There are exceptions or extraordinary circumstances or conditions
applicable to the same site of the variance that does not apply generally
to other properties in the Housing District.
Town of Vail Page 20
c. The strict interpretation or enforcement of the specified regulation
would deprive the applicant of privileges enjoyed by the owners of other
properties in the Housing District. "
Final Plat
The Community Development Department recommends the Town of Vail Planning and
Environmental Commission forwards a recommend of approval with conditions and
modifications of the applicants' request of a major subdivision creating Lots 1 & 2,
Timber Ridge Subdivision. Staff's recommendation of approval is based upon the
review of the criteria and findings outlined in section IX of this memorandum and the
evidence and testimony presented before the Commission. Further, staff recommends
the approval of the Final Plat carries with it the conditions of approval described in
Section X of this memorandum.
Should the Town of Vail Planning and Environmental Commission choose to forward a
recommend of approval with conditions and modifications of the major subdivision
request, the Community Development Department recommends the Commission makes
the following findings,
"Upon review of the request for a major subdivision creating Lots 1 & 2, Timber Ridge
Subdivision, the Planning and Environmental Commission finds:
1. That the subdivision is consistent with the adopted goals, objectives and
policies outlined in the Vail comprehensive plan and compatible with the
development objectives of the town.
2. That the subdivision is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas.
3. That the subdivision promotes the health, safety, morals, and general welfare
of the town and promotes the coordinated and harmonious development of
the town in a manner that conserves and enhances its natural environment
and its established character as a resort and residential community of the
highest quality. "
Conditions
Should the Town of Vail Planning and Environmental Commission choose to approve
with conditions and modifications, the amended development plan the Community
Development Department recommends the Commission includes the following
conditions,
For purposes of the following conditions of approval, the term "Developer" shall mean
Vail Timber Ridge, LLC or its successors, the term "Town" shall mean Town of Vail and
the term "Project" shall mean the development plan for the redevelopment of the
easternmost portion of Timber Ridge Village Apartments.
Any approvals granted by the Town of Vail Planning & Environmental Commission
(PEC) shall only be effective upon the approval date of each of the two amendment
application requests. Should one of the development applications be denied or fail
Town of Vail Page 21
to be approved, then none of the applications are approved and the proposal is
denied in its entirety.
2. The Developer shall submit a revised set of drawings to the Town of Vail Community
Development Department for review and approval depicting the rockfall mitigation
fence along the south side of Lions Ridge Loop within the property boundaries of Lot
2, Timber Ridge Subdivision. The mitigation fence shall be designed and constructed
in accordance with the regulations prescribed in Chapter 12 -21, Hazard Regulations,
of the Town of Vail Zoning Regulations. The revised set of drawings must fully
comply with the applicable regulations of the Town of Vail prior to the issuance of
any building permit for the Project.
3. The Developer shall submit a detailed waste removal management and operations
plan specifically describing how waste and recycling will be accommodated and
managed on the site. The plan shall be submitted to the Community Development
Department for review and approval prior to the issuance of a building permit for the
Project.
4. The Developer shall submit an executed deed restriction for Lot 2, Timber Ridge
Subdivision, approved by the Town of Vail, demonstrating compliance with Chapter
12 -61, Housing District, and Chapter 12 -13, Employee Housing, Zoning Regulations
of the Town Vail, prior to the issuance of a building permit for the Project. The deed
restriction shall be noted on the Final Plat prior to recording the Final Plat with the
Eagle County Clerk & Recorder's Office. The deed restriction shall be recorded with
the Eagle County Clerk & Recorder's Office prior to the issuance of any Certificate of
Occupancy on Lot 2, Timber Ridge Subdivision.
5. The Developer shall submit a construction staging plan to the Town of Vail
Community Development Department for review and approval which addresses such
matters as materials staging, construction parking plan, construction and occupancy
phasing, temporary access, construction schedule, temporary utilities, traffic control,
emergency access, etc. The Developer shall demonstrate full compliance with the
applicable regulations of the Town of Vail prior to the issuance of a building permit
for the Project.
6. The Developer shall record a revocable right of way permit for any and all private
property improvements located with the Town of Vail right of way. Said permit shall
be recorded with the Eagle County Clerk & Recorder's Office prior to the issuance of
a building permit for the Project.
7. The Developer shall submit a Shoring and Excavation Plan to the Town of Vail
Community Development Department for review and approval, which addresses
such matters as excavation phasing, engineered shoring plans, detailed profiles and
cross - sections, existing utilities, materials storage, permanent and temporary
easements, etc. The Developer shall demonstrate full compliance with the applicable
regulations of the Town of Vail prior to the issuance of a building permit for the
Project.
8. The Developer shall submit revised plans to the Town of Vail Community
Development Department demonstrating compliance with the list of issues identified
in the memorandum to George Ruther, Director of Community Development, from
Town of Vail Page 22
Public Works, dated November 30, 2011
Said plans shall be submitted for revi(
applicable regulations of the Town of `
building permit.
IX. ATTACHMENTS
and attached for reference (Attachment E).
N and approval and fully comply with all
ail, in conjunction with the submittal of a
A. Vicinity Map
B. Timber Ridge Amendment to an Approved Development Plan Application, date
stamped November 14, 2011
C. Development Plan Set, date stamped November 14, 2011
D. Proposed Final Plat (Timber Ridge Subdivision), date stamped February 11, 2010
E. Memorandum to George Ruther, Director of Community Development, from Public
Works, dated November 30, 2011
F. Letter from Parking Consultants, LLC April 19, 2010
Town of Vail Page 23
Attachment A: VicindyMap
Town of Vail Page 24
TIMBER RIDGE
AMENDMENT TO AN APPROVED
DEVELOPMENT PLAN
APPLICATION
NOVEMBER 14 2011
TIMBER RIDGE
DEVELOPMENT PLAN
r lu" M01130" M 0 11
NOVEMBER 14, 2011
Applicant
Vail Timber Ridge LLC
7700 C.F. Jordan Drive
El Paso, Texas
Project Architect
Humphreys and Partners Architects
5339 Alpha Road Suite 300
Dallas, Texas
Consulting Architect
Victor Mark Donaldson Architects
48 E. Beaver Creek Boulevard 9 207
Avon, Colorado
Civil Engineer
Alpine Engineering, Inc.
PO Box 97
Edwards, Colorado
Land Planning
Pylman & Associates, Inc.
137 Main Street, C 107W
Edwards, Colorado
Timber Ridge Amendment to Approved Development Plan 2
November 1, 2011
TABLE OF CONTENTS
1.0 Introduction 1
1.1 Summary of Request 1
2.0 Existing Development Plan Approval 2
3.0 Proposed Amendment to Approved Plan 3
3.1 Detailed Zoning Analysis 3
4.0 Housing District Criteria for Evaluation 7
5.0 Current Conditions of Approval 11
6.0 Summary 12
Tables
Unit Tabulation Chart
D
Timber Ridge Amendment to Approved Development Plan 3
November 1, 2011
1.0 Introduction
1.1 Summary of Request
The purpose of this application is to provide information relative to a request
for an amendment to an existing Development Plan approval for the
proposed re- development of 5.24 acres of the existing Timber Ridge
apartments.
Timber Ridge is located at 1280 North Frontage Road. The legal description
for the property is Lots 1 thorough 5, a resubdivision of Lion's Ridge
Subdivision Block C, Town of Vail, CO.
The Town of Vail Zoning map designates Timber Ridge as Housing District
(H). Development within the Housing District must receive Development
Plan approval in accordance with the parameters and review criteria
described in Chapter 12.61 of the Vail Municipal Code.
This application contains the information required by Chapter 12.61 of the
Vail Municipal Code to review and approve this application.
Timber Ridge Amendment to Approved Development Plan
November 1, 2011
2.0 Existing Development Plan approval
Timber Ridge was constructed in 1981 and remains the largest employee
housing complex in the Town of Vail. The ten -acre site includes 198 two
bedroom, one bath rental units in sixteen buildings. Each unit is 745 square
feet in size.
The Town of Vail purchased Timber Ridge for $20 million in July of 2003.
In July of 2007, anticipating a redevelopment of the property, the Town
rezoned Timber Ridge to the Housing (H) District.
In December of 2008 the Town issued a Request for Proposals seeking
interested and qualified development teams to redevelop approximately one
half of the property. This process led to the selection of the Vail Timber
Ridge LLC team. A development agreement between the Town of Vail and
Vail Timber Ridge LLC was entered into in October of 2009.
The development agreement stipulates a redevelopment of the eastern half
of the ten acre site and stipulated that Vail Timber Ridge LLC deliver 359
EHU's capable of housing a total of 570 beds.
A Timber Ridge Development Plan application was submitted to the Town of
Vail in January of 2010 and after a public open house process and several
Planning Commission hearings the application was approved by the Town of
Vail Planning & Environmental Commission on March 22, 2010.
The PEC review process resulted in changes to the building design that
improved the ground level site plan, site circulation and pedestrian scale
design elements. Slightly rearranging the upper level building mass also
resulted in revised rooflines that allowed for a greater variation in the
building height. These revisions all resulted in an approval of a slightly
reduced density of 352 Employee Housing Units and 520 parking spaces.
The PEC action included approval of the proposed development plan and
approval of a retaining wall height variance, and also included nine
conditions of approval, which will be outlined later in this document.
Upon PEC approval the project proceeded to the Design Review Board and on
August 4 of 2010 the DRB granted final design review approval, with
associated conditions.
Timber Ridge Amendment to Approved Development Plan 2
November 1, 2011
3.0 Proposed Amendments to Approved Plan
The proposed Timber Ridge project financing involves a very detailed and
involved US Department of Housing and Urban Development (HUD) review
process. The outcome of that intensive review process has been a
requirement to lower the density of the proposed development. The Town of
Vail approved Development Plan is currently for 3S2 units totaling 544
bedrooms. The HUD financing approval limits the proposed plan to 279
units. This has necessitated a fairly straightforward re- design of the
approved development plan. The lower density has been achieved by, in
simple terms, eliminating one entire floor from the mid level of the approved
five -story building. This includes removing one level from the approved five
level parking garage.
This re- design strategy allows the project to meet the HUD financing
requirements while maintaining the integrity and spirit of the Town of Vail
PEC and DRB approvals. No site revisions are required or proposed, other
than some minor re- grading on the north side of the building along the
lowered parking structure. The overall appearance and form of the PEC and
DRB approvals is maintained. Building materials and colors have been
slightly rearranged to match the reduced bulk and mass of the building scale
and to coordinate with direction previously received from the DRB
pertaining to the appropriate assemblage and proportion of the range of
building materials and colors.
The site plan, including vehicle circulation, surface parking, bike and
pedestrian paths, fire lane design, courtyard designs, the enhanced bus stop
and the landscape plan for the front of the building remain intact and
unchanged.
The ground level and first floor plans remain as approved, with a 7,900 foot
athletic clubhouse, and the building entries, lobby and mail box area remain
unchanged.
The entire roofline has been lowered by one full story. This includes
lowering the five level parking structure to a four level structure. All roof
forms remain exactly as approved.
There is no change to the utility service plans or to site drainage plans.
3.1 Detailed Zoning Analysis
The stated intent of the Housing District is to ensure that employee housing
is appropriately located and designed to meet the needs of residents of Vail,
Timber Ridge Amendment to Approved Development Plan 3
November 1, 2011
to harmonize with surrounding uses, and to ensure adequate light, air and
open spaces.
There are no changes proposed to the existing approval for Permitted Uses,
Conditional Uses, Setbacks, Site Coverage, Landscaping and Site Development
Standards, or Lot Area and Site Dimensions.
There are revisions to the following standards: Parking, Building Height and
Density Control.
Parking
The Housing District, in recognition of the unique nature and characteristics
of employee housing, allows for, at the discretion of the planning and
environmental commission, a reduction of up to a maximum of 25% of the
parking requirements outlined in Chapter 10 of the Vail Land Use Code. This
reduction may be is based on a demonstrated need for fewer parking spaces
than required by Town Code.
The current Timber Ridge Development Plan approval is for 352 units and
520 parking spaces, which represents a reduction of approximately 22%
from the standard town requirements. The basis for allowing this reduction
in the development plan approval was the significant improvements
proposed to the bus stop located on the Timber Ridge site and the high level
of transit service planned for this location. The current bus stop is little more
than a wide spot at the edge of the Frontage Road. The proposed improved
bus stop is physically separated from the roadway and has room to
accommodate several buses at once.
The amended plan proposes 279 units. There are 17 units less than 500
square feet in size and 262 units greater than 500 square feet. This equates
to a parking requirement of 550 parking spaces. The amended plan includes
a total of 424 parking spaces. Of these spaces 419 are located within the
parking garage and 5 are exterior surface parking spaces. There are 77
compact spaces and 9 handicap designated spaces. This total of 424 spaces
represents a 22% reduction from the Town of Vail standards. While the
overall unit and parking numbers have both decreased the requested
reduction from the Town of Vail standards remains at 22 %, less than the
25% allowable and consistent with the current approval.
Building Height
The approved building includes 3, 4 and 5 story elements and steps vertically
with the site grade on both the east -west and north -south axes. The highest
ridgeline measures at 76 feet, 9.5 inches above grade with several
Timber Ridge Amendment to Approved Development Plan 4
November 1, 2011
architectural projections extending above this height. The rear five story
element measures at 70 feet, 10.5 inches above grade.
The proposed amendments drop the entire building down by one floor. The
proposed building now consists primarily of three and four -story elements
with a small area of two -story massing located at the eastern end of the
building.
Density Control
In October of 2009 Timber Ridge LLC and the Town of Vail entered into a
development agreement that outlines the parameters of the proposed
redevelopment of the 5.24 -acre portion of Timber Ridge. This agreement
stipulates a density of 359 Employee Housing Units capable of housing 570
beds.
Minor changes in building massing and height through the initial
development plan review process resulted in a minor density reduction to
this number. The density approved by the PEC currently stands at 352
Employee Housing Units.
The proposed density of the amended plan is 279 Employees Housing Units
and a total of 431 beds. A unit tabulation chart detailing unit type, size and
count follows this page.
Timber Ridge Amendment to Approved Development Plan 5
November 1, 2011
Timber Ridge Amendment to Approved Development Plan
November 1, 2011
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November 1, 2011
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4.0 Housing District Criteria for Evaluation
The Housing District describes six criteria that shall be used by the
staff and planning and environmental commission as the principal
means for evaluating a proposed development plan.
For the purposes of this application for amendment to an approved
development plan the applicant response below compares the
amended plan to the current approved plan.
Those criteria and the applicant's response to each follows below:
A. Building design with respect to architecture, character,
scale, massing and orientation is compatible with the site,
adjacent properties and surrounding neighborhood.
Applicant's response:
The amendment to the approved development plan reduces the
proposed density from 352 EHU's to 279 EHU's. This represents a
reduction of 20% of the unit count and is a substantial reduction in
the bulk and mass of the building. The strategy of revising the
building by lowering the height by one full story reduces the scale of
the building while maintaining the site design elements that were so
carefully crafted through the previous review and approval process.
As the previous plan was found to be compatible with this finding the
proposed amendment should further the compatibility of the building
design with the adjacent properties and surrounding neighborhood.
B. Buildings, improvements, uses and activities are designed
and located to produce a functional development plan
responsive to the site, the surrounding neighborhood and
uses, and the community as a whole.
The elements of the original design that were important to this finding
all remain intact. The proposed Timber Ridge plan provides
improvements that have been specifically designed to produce a
functional development plan. A tremendous amount of parking is
hidden from public view by a four level parking garage. Unit access
and pedestrian circulation occurs primarily within the enclosed
building. Unit floor plans remain unchanged, and remain functional
and livable. Laundry facilities remain in each individual unit. The
clubhouse plan remains unchanged.
Timber Ridge Amendment to Approved Development Plan 7
November 1, 2011
The site itself remains be the best available high density residential
employee housing opportunity in the Town of Vail. Frontage Road
and transit stop improvements are responsive to the site and the
neighborhood. The building massing on the east end is meant to be
responsive to the only residential neighbor. The lowering of the
building improves this relationship.
C. Open space and landscaping are both functional and
aesthetic, are designed to preserve and enhance the
natural features of the site, maximize opportunities for
access and use by the public, provide adequate buffering
between the proposed uses and surrounding properties,
and when possible, are integrated with existing open
space and recreation areas.
The 10 -acre Timber Ridge site is currently home to 198 two - bedroom
apartment units in 16 buildings, with extensive surface parking and
site retaining walls. The proposed redevelopment site of 5.24 acres
includes 106 of those existing units.
The existing development has already impacted the original natural
features of this site. The proposed plan does maximize opportunities
for access and use by the resident public by the design of the
courtyard spaces. The courtyard design performs the dual function of
providing a significant break in the front facade of the building and
also, in response to this criterion, provides a location for functional
and aesthetic public spaces. The courtyards have varied landscape
design themes that include a plaza for intimate public gathering spots,
barbecue and fire pit areas and outdoor spas.
The work session format with the planning and environmental
commission, along with staff input, has resulted in revisions to the
project that are extremely beneficial to the landscape design.
Previous plans included a 24 -foot wide driveway with parallel parking
spaces all along the front of the building. This resulted in a significant
width of asphalt and a difficult landscape design problem.
The current approved plans have reduced this large expanse of
asphalt to a combined bike path and emergency vehicle access lane.
This change in vehicular circulation had opened up more area
available for landscape planting and results in a much improved
landscape design.
Timber Ridge Amendment to Approved Development Plan 8
November 1, 2011
Overall the landscape design represents a tremendous improvement
over existing conditions and provides a very functional and
meaningful open space and landscape design.
The proposed amendments to the plan were carefully designed to
eliminate any affect on the approved site and landscape plan.
D. A pedestrian and vehicular circulation system designed to
provide safe, efficient and aesthetically pleasing
circulation to the site and throughout the development.
Timber Ridge is located along the North Frontage Road and the town
bicycle and pedestrian path has been designed to pass through the
site on Timber Ridge property. The bike path through the site will
also serve as an emergency vehicle access. Sidewalks along the
building provide access to all entryways and connect to the bike path
and to the adjacent bus stop.
Vehicular access and circulation is direct and efficient. The North
Frontage Road will be improved with acceleration and deceleration
turn lanes at the primary vehicular access to the parking garage. Cars
will enter the site and directly access the centrally located parking
garage.
A second vehicular access is shared with the bus stop and provides
access to the remainder of the existing Timber Ridge units and to
surface parking spaces that will serve short term, business office and
drop off needs.
Again, the proposed amendment to the approved development plan
does not affect in any way the approved pedestrian and circulation
plan.
E. Environmental impacts resulting from the proposal have
been identified in the project's environmental impact
report, if not waived, and all necessary mitigating
measures are implemented as a part of the proposed
development plan.
A full environmental impact report has been completed for the
proposed project and evaluated as a part of the design process.
The recommend mitigation measures include improvements to the
North Frontage Road to allow for appropriate turning movements and
Timber Ridge Amendment to Approved Development Plan 9
November 1, 2011
several alternative rockfall mitigation options. The applicant and the
Town of Vail will work together towards the final design and
implementation of these mitigation measures.
The 20% reduction in unit count lessens any impacts and improves
the already approved mitigation measures.
F. Compliance with the Vail comprehensive plan and other
application plans.
The proposed amendment to the project density does not have any
effect upon the previous consideration of compliance with the
comprehensive plan.
Timber Ridge Amendment to Approved Development Plan 10
November 1, 2011
5.0 Current Conditions of Approval
The March 22, 2010 PEC Development Plan approval included nine
conditions of approval. A few of those conditions have been addressed
through the DRB process or through further rockfall analysis and a decision
to pursue an alternative mitigation strategy.
The remainder of those conditions may and should be carried forward with
this amended application. For the purpose of this application narrative the
assumption is that Town of Vail Community Development Department staff
will revise and carry forward conditions as appropriate in their staff report
to the Planning Commission. Therefore the previous individual conditions
have not been repeated or specifically addressed in this narrative.
Timber Ridge Amendment to Approved Development Plan 11
November 1, 2011
6.0 Summary
The Town of Vail has determined, through the 2008 Employee Housing Strategic
Plan, that the policy of the Town of Vail will be "To ensure there is deed
restricted housing for at least 30% of Vail's workforce within the Town of Vail.
This goal will be met by policies and actions that (1) ensure new development
keeps up with this goal, and (2) development projects sponsored by or in
partnership with the Town to "catch up" to meet this 30% goal.
The Town has initiated several actions. The buy down program and the Town
actions to construct low density deed restricted ownership units will continue to
provide great ownership opportunities to local families.
In order to really make progress in the "catch up" arena a project of significant
density is necessary.
The Timber Ridge site has the physical and locational attributes to allow for this
site to be the best opportunity for the Town of Vail to create a significant increase
in deed restricted beds within the community.
Vail Timber Ridge LLC believes that we have addressed the program request of
the Vail Town Council with a building and site design that is appropriate to the
location and the neighborhood and meets all of the criteria required for Housing
District Development Plan approval. This proposed redevelopment of a portion
of Timber Ridge will provide a tremendous community benefit.
The proposed density reduction that is the subject of this amended development
plan application is a direct requirement of the lending program. Although this
application reduces the number of units and beds available on site the overall
project still provides a tremendous benefit to the community.
Timber Ridge Amendment to Approved Development Plan 12
November 1, 2011
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TOWN *VAIL
Department of Public Works & Transportation
1309 Elkhorn Drive
Vail, CO 81657
970 - 479 -2158
Fax: 970 - 479 -2166
www.vailgov.com
MEMO
To:
George Ruther
From:
Public Works
Re:
DRB Review of Timber Ridge Redevelopment
Date:
11/30/11
1. Transit Area;
a. Show a connection along the north side of the transit loop (w/ stairs as needed) to
a crosswalk across the drive entrance to just south of the club entrance.
2. Engineered analysis on the existing condition of the gabion walls to remain will be
required, details on how to connect to existing gabion walls and how to build walls
beneath the existing gabion walls will be required, as well as construction shoring plans
showing no impact to the adjacent properties.
3. Frontage Road;
a. A CDOT access permit approval will be required prior to approval.
b. Full CDOT frontage Rd design plans will be required as a part of this project
c. A full width overlay will be required as a part of this project for the limits of the
Frontage Rd improvements.
4. Accommodations for a bus stop on LRL shall be made.
5. Drainage;
a. Provide a Drainage Report
6. A preliminary lighting plan layout has been provided show lighting type, fixtures, power
source, dimension spacing. The Frontage Road lighting should match the pending
Frontage Rd. Lighting Master Plan.
7. Building;
a. Cross -over aisles shall be 30' unless a variance is approved.
8. Traffic Study;
a. The Traffic study will need to be updated, once the final program in the
development is determined.
b. The traffic engineer will need to include in the the traffic report a section on the
adequateness of the short term parking spaces.
9. 4' min clearance required behind fire hydrants. Boulder wall behind proposed hydrant at
the transit area will need to moved back.
10. The development will require a public art component.
11. Please add Utility Signature block and have all utilities sign acknowledging
acceptance of utility design.
12. All construction staging issues shall be resolved prior to construction including
staging, construction parking plan, phasing, access, schedules, traffic control,
emergency access, etc...
13. A ROW/Utility permit shall be obtained and approved by the Town of Vail prior
to commencing any construction within public Right of Way.
14. A Town of Vail Revocable ROW permit shall be recorded for all private property
improvements located within public ways.
15. A CDOT access permit shall be approved prior to Civil Plan and Building Permit
submittal, and a CDOT Notice to Proceed set of plans shall be approved prior to
approval of Building Permit.
16. Prior to approval of a Building permit all necessary permanent and temporary
easements are recorded with Eagle County.
17. Prior to approval of a Building permit a shoring and excavation plan shall be
submitted including; excavation phasing, engineered shoring plans with plan,
profile and cross sections. Cross Sections and plans shall include all existing
conflicts (i.e. utilities).
18. Any excavation shoring methods used that encroach upon adjacent public or
private property shall have approval by the appropriate owner and have a recorded
easement prior to construction. This includes CDOT and the Town of Vail Right
of Ways.
19. A CDPHE Permit and all applicable ACOE permits (i.e. Dewatering) shall be
submitted prior to construction.
20. If temporary and /or permanent dewatering is anticipated during construction, a
dewatering soils analysis will be required by a qualified licensed engineer
analyzing the impact to adjacent properties(i.e. settlement)
ED ■ Functional Design
■ Parking Studies
Parking Consultants LLC • Investigations
• Structural Design
April 19, 2010
Mr. Tom Kassmel, PE
Town of Vail
1309 Elkhorn Drive
Vail, CO 81632
Re: Vail Timber Ridge Project
Dear Mr. Kassmel,
We understand from Table 5: Parking Lot Standards in Section 14 -5 -1 of the Town of Vail
Standards, that the referenced project is not in compliance with crossover drive aisle dimensions.
The Town's minimum standard is 30' for two -way traffic flow and the center wall -to- column
dimension shown on the plans developed by Humphreys & Partners Architects, L.P. is less than 30'.
Rick Pylman provided us project drawings and forwarded to me an email dated April 14, 2010 in
which you disclosed the basis for the Town's minimum standard which is Parking Structures, Third
Edition, by Chrest, Smith, Bhuyan, Monahan and Iqbal, 2001. In that email you indicated that you
would consider a lesser dimension if you were convinced that the narrower width would not
compromise the function of the facility.
We, of course, are very familiar with the source of the data the Town used in establishing the
standard. It is a very good reference document. There are two other sources used throughout the
parking industry: The Dimensions of Parking, published by the Urban Land Institute, and Guidelines for
Parking Geometrics, published by the Parking Consultants Council of the National Parking
Association. It is surprising that neither of these basic publications address the turning radius and
aisle dimensions at an end bay in a parking facility. Thus the cited document is the accepted
standard because it is written down and can be referred to.
You stated the Town is looking at Table 3 -4 and Figure 3 -5 with LOS C criteria in Parking Structures.
LOS is an acronym for Level of Service and C is a classification within a range of A to D, with A
being the highest rating. The LOS system was developed by traffic engineers years ago to use when
designing streets and intersections. The authors of Parking Structures adapted the classification
system to parking structures where it focuses on geometry. LOS A provides very generous parking
stall sizes, aisle widths, turning radii, hear -room clearances, and so forth. LOS D is used more for
urban and congested settings or garages where the user is more familiar and more tolerant.
Here are a few comments on the Vail Timber Ridge project:
1. The width between the end of the center wall and the inside face of the column along the
center grid is 26' -10 ". The basis for the Town standard, Parking Structures (2009),
acknowledges that there are actually three conditions at cross over aisles that warrant
different appropriate minimum dimensions. One -Way circulation requires a width of 15' -9 ",
3400 L Bayaud Avenue, Suite 300 • Denver CO 80209 •303.355.1069 • www.parkingconsultantsllc.com
Vail Timber Ridge Parking Facility
Page 2
Two -Way concentric requires 28' -0 ", and Two -way non - concentric requires 31' -6 ". This
garage is designed for concentric operations. For simplicity the Town selected a minimum
width requirement of 30'. Parking Structures (2001 ) also acknowledges that the recommended
cross -over aisle width dimension can be reduced 3 feet if traffic flow is low for concentric
conditions, lowering the two -way concentric standard for a LOS of C to 25' -0 ".
2. A footnote associated with Table 3 -4 in Parking Structures (2001), footnote 3, states "Clear
between face of columns: add 3 ft (1 m) from face of column to back of first stall per Figure
34" A typographical error was made in the Figure number - it should be Figure 3 -5. That
note is not clear. The 3 ft referred to is between the face of the column and the inboard
spaces by the ramps, not the face of the column and the cars parked in the end bay.
Looking at Figure 3 -5, Two Way with 90° parking, the 3 ft is toward the (SCO) stalls.
Another typographical error is dimensioned by the (SCO) stalls as 3' -6 ", not 3' -0 ".
3. The garage is for residential patrons who will become familiar with its size and shape very
quickly and we do not perceive that there will be a large numbers of visitors at the garage.
4. The facility uses the very familiar single thread helix design with a standard 90 degree
parking module for two -way traffic flow. It should be familiar to parkers.
5. For this use, it is not uncommon to see a LOS D design even though the LOS C is more
comfortable. For LOS D, the dimensions being considered drop to 26' -6" for centric
patterns and to 29' -0" for non - concentric..
Based on our review, we feel that the parking structure will serve its patrons well as designed. The
26' -10" lane provided is 1' -10" wider than the 25' -0" LOS C calculated in Bullet 1 above. For this
particular facility, we feel it appropriate to grant a variance from the Town minimum width
requirement of 30'. In support of this position, we feel that user characteristics may mandate some
flexibility in the geometry to maximize efficiencies of the parking facility. The resident owners or
renters do not require much more than a parking stall. If its geometry is smaller than some they
have seen and used in shopping centers or office buildings, they will adapt and accept the existing
conditions. Finally, we applied turning templates to the end -bay and show that vehicles will have
acceptable maneuverability with the facility as currently designed. We have enclosed the turning
radius document for your information. It is significant to know we used a 19' -0" long vehicle, not
the usual 17' -1" vehicle cited in the Parking Structures (2001 ) book.
If you would like clarification on any issues, please call (303.355.1069) or send an email:
pmack @p arkingconsultantsllc. com.
Very truly yours,
Pa" D. Mack,
Paul D. Mack, PE
President
Enclosure: Drawing of the garage end -bay with a turning- radius template applied.
3400 E Bayaud Avenue, Suite 300 • Denver CO 80209 • 303.355.1069 • www .parkingconsultantsllc.com
PLANNING AND ENVIRONMENTAL COMMISSION
November 28, 2011
1:OOpm
TOWNOVAI
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT
Henry Pratt
Michael Kurz
John Rediker
Tyler Schniedman
Luke Cartin
Pam Hopkins departed at 3:15pm
Bill Pierce arrived at 1:09pm
MEMBERS ABSENT
80 Minutes
Eagle River Valley 10 -Year Waste Diversion Implementation Plan — Discussion of Draft
Kristen Bertuglia
Kristen Bertuglia gave a presentation on the document. She covered the history and the overall goal
to reduce the quantity of waste being directed to the landfill. She highlighted the Town's adopted
goal of divert 25% of waste by the year 2020.
Commissioner Rediker asked where the 25% reduction goal came from as he felt it was a low goal
when compared to other municipalities he researched.
Kristen Bertuglia explained that the goal is conservative and came out of the 20/20 visioning
process.
Commissioner Rediker inquired as to the impact of the landfill filling up on the establishment of the
goal.
Commissioner Cartin explained that the landfill can add additional "cells" to the landfill as the
existing one is filled up. He furthered asked how volumes of waste are being measured.
Commissioner Rediker asked for confirmation that there was no mandatory recycling within Eagle
County.
Kristen Bertuglia explained that there is no mandatory recycle in the county although many pay for it
in their trash bill.
The Commissioners suggested that a trip to the county recycling facility would be warranted.
Kristen Bertuglia explained the differences between commercial and residential recycling.
Commissioner Pierce suggested that the result we should move forward with recycling that didn't
include a fee. He suggested it might be appropriate to charge a fee for what is thrown away.
The Commission discussed the document in depth. The removal of barriers to recycle such as
space within individual facilities need to be removed.
Commissioner Cartin inquired as to the details of the current RFP the Town has issued for the
collection of data regarding recycling in the Town.
Page 1
Commissioner Kurz inquired as to how trash is charged at the landfill
Kristen Bertuglia explained that it is paid for by weight.
Commissioner Rediker inquired for more detail into how residents are being charged for recycling,
while not being made aware of the service.
Commissioner Cartin discussed some challenges he saw for pay -as -you throw to be implemented
for multi - family projects.
Commissioner Cartin suggested that the definition of a "hauler" needs to be nailed down.
Businesses such as Safeway, City Market, Sports Authority, bail their cardboard and ship it back on
the empty trucks. This needs to be counted.
Commissioner Pratt suggested that if we are to hit the 25% goal the largest entities need to be
captured and that is multi - family and commercial. What is the additional cost to embed recycling in
a commercial entities bill?
Kristen Bertuglia stated that the cost varies, but it could be around 50% more since there are
additional containers needed.
Commissioner Pratt stated his concern is that costs add up, and the haulers will pass along costs to
the customer. He said costs could become prohibitive. He asked if haulers would leave if
requirements were too stringent.
Kristen Bertuglia said the haulers would deal with requirements and would not leave this market.
The more recyclables, the less tipping fee but the haulers would say the tipping fees are too low to
make a difference.
Commissioner Kurz asked who makes money from selling recycling.
Kristen Bertuglia
Jim Lamont of Vail Homeowners Association asked Kristen to clarify the chart on page three of the
memorandum.
Kristen Bertuglia explained the chart in detail.
Jim Lamont then asked about fees associated with hauling. He stated the is it is necessary to make
sure the public is made aware of any new potential costs associated with recycling.
Commissioner Rediker asked how the hauler imbeds residential recycling.
Kristen Bertuglia stated the haulers will not break down numbers.
Commissioner Cartin stated that dumpsters get pulled and sometimes they are empty, making the
hauler money. He stated some people don't know how much they pay for waste hauling. He added
that there is a difference between amount recycled and people involved.
Jim Lamont stated that suggesting recycling will be better than mandating recycling.
Commissioner Pierce stated the trash haulers need to get on board.
Page 2
Kristen Bertuglia stated that an ordinance would need to require certain things from the haulers.
Commissioner Kurz stated that the biggest users should be targeted first. He added that without
primary homeowners in town, it is difficult to educate consumers.
Commissioner Cartin stated that we should encourage the county to do single stream recycling. \
Kristen Bertuglia stated that it would be approximately a one million dollar retrofit to have single
stream recycling in the county.
Kristen Bertuglia stated that many of the cardboard recyclers behind Community Development may
have cardboard recycling already in the commercial cores. She stated that people who want to
recycle will recycle and those who do not want to will not without incentives or other drivers.
Commissioner Cartin stated that Vail Resorts can optimize recycling to add a few more restaurants.
He added that Vail Resorts funds composting in Summit County schools as part of their grant
program.
Commissioner Pierce asked if there are any issues with combining programs. He also asked if the
Town would like to use a high occupancy multi - family building for the grant program.
Kristen Bertuglia stated the outreach program needs to be in place before the multi - family pilot
program.
Commissioner Hopkins asked if contractors are pushing back on construction recycling.
Kristen Bertuglia stated that the contractors are pushing back.
Commissioner Pierce asked if the Town should increase the number of drop sites in the community.
Kristen Bertuglia stated drop off sites tend to get dirty when they are not manned. The Town does
not believe there is a need to increase drop off sites.
Commissioner Hopkins asked how the town could require trash recycling service and how it could
be enforced.
Kristen Bertuglia asked the commission if they would like to mandate recycling trash.
Jim Lamont stated that a lot of illegal dumping is not done by residents, but out of town individuals.
He asked how TIF can be used to get central trash facilities.
Commissioner Cartin stated that composting actually removes food waste from your trash, reducing
bear and other wildlife issues.
Commissioner Kurz stated that low hanging fruit should be tackled, including education of the
masses to understand how to recycle currently with their existing haulers.
Commissioner Hopkins stated this is like heated driveways, where we should go after the big hotels
and big users to make the biggest impact.
Jim Lamont asked if it was possible for haulers to report how much waste and recycling occurs in
Vail Village and Lionshead. He also stated that the upcoming redevelopment could help with
recycling and high density should be targeted.
Page 3
Commissioner Rediker stated that while voluntary programs are good, there may be a point where
regulations have to get tougher, and prices should get higher for people who do not recycle. The
Town is going to have to be tougher.
Jim Lamont stated that at some point, there will be a requirement that you will have to pay more to
throw away more trash.
Commissioner Pratt stated that there should be less mandates but more costly penalties for not
recycling.
60 minutes
A request for a final recommendation to the Vail Town Council for prescribed regulations
amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town
Code, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to provide regulations that will
implement sustainable building and planning standards, and setting forth details in regard
thereto. (PEC090028)
Applicant: Town of Vail
Planner: Rachel Dimond/ Kristen Bertuglia
ACTION: Tabled to December 12, 2011
MOTION: Kurz SECOND: Cartin VOTE: 6 -0 -0
Kristen Bertuglia made a presentation per the Staff memorandum.
Commissioner Kurz asked when the study regarding why Gore Creek had decreasing insect
counts would be available. He felt that the report would help to identify the source of the
problems causing the decline and thus help focus policy to reduce those impacts.
Kristen Bertuglia stated that the report would not be complete for some time and that it was likely
that the source of the problem specifically would not be known.
Commissioner Cartin stated that what is in place is not working, so there may need to be more
aggressive changes to improve water quality. He added that the town should inventory the storm
sewer.
Kristen Bertuglia stated the storm sewer inventory is not complete
Commissioner Cartin added that the Town should control types of landscaping in the stream
setback and permanent improvements.
Commissioner Rediker stated that all aspects of stream improvements need to occur.
Commissioner Cartin stated that funds sometimes don't benefit what they were meant for, but
rather remedies should be required.
Commissioner Rediker asked if there is consideration given regarding the federal government's
definition of wetlands and also asked about the interaction between local wetlands ordinance
and what is permitted under federal law.
Commissioner Pierce added that most of the stream banks in town are town property so a
mitigation fund could help renovate stream banks.
Page 4
Commissioner Pratt stated that there is significant stream damage on private property and asked
how this could be mitigated.
Kristen Bertuglia stated that people could propose mitigation projects on private property.
Commissioner Cartin stated that the Town should focus on stream bank health to force private
property to fix stream banks even when new development is not occurring.
Kristen Bertuglia stated that there will be a big education component.
Jim Lamont stated that before the town requires private property, the town should clean up
public property. He added that mandating stream bank landscaping needs to be coupled with
education. He added that Avon has solved a lot of these issues.
Commissioner Cartin stated that the Town needs to understand causes in order to create
solutions. He added that the Town would be helped by understanding the sewer pipe inventory.
Commissioner Rediker asked if the driveway maximum size was removed because of the best
management practices (BMP) requirements.
Kristen Bertuglia responded in the affirmative.
Commissioner Pratt stated BMPs should get more credit because they are helpful and can be a
benefit to homeowners.
Rachel Dimond asked if the Commission felt any items were missing from the existing list of
points.
Commissioner Cartin stated that the Town should focus on things they want to effect instead of
grandiose statements. Incentives should be provided and only things that can be controlled
should get points.
Kristen Bertuglia asked if any points should be mandatory.
Commissioner Pratt likes carrots, not sticks. He added that BMPs should get more points. Sod
should be dis- incentivized and actually prohibited next to the creek.
Commissioner Rediker asked what incentives could homeowners get for maintaining BMPs.
Kristen Bertuglia stated if it is built correctly, BMPs could be maintained easily.
5 minutes
2. A request for a recommendation to the Vail Town Council for a prescribed regulations
amendment, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to amend Chapter 12 -22,
View Corridors, Vail Town Code, to allow for the maintenance of designated view corridors
impacted by vegetation, and setting forth details in regard thereto. (PEC110056)
Applicant: Town of Vail
Planner: Warren Campbell
ACTION: Table to December 12, 2011
MOTION: Kurz SECOND: Cartin VOTE: 6 -0 -0
5 minutes
Page 5
3. A request for findings of fact and a determination of accuracy and completeness, pursuant to
Chapter 12 -3, Administration and Enforcement, Vail Town Code, and Article 12 -713, Commercial
Core 1 District, Vail Town Code, for applications for a major exterior alteration, pursuant to
Section 12 -713-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the
addition of GRFA (Rucksack Building), located at 288 Bridge Street, Unit R -2/ Part of Lots C & D,
Block 5A, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110045); and a
major exterior alteration, pursuant to Section 12 -713-7, Major Exterior Alterations or Modifications,
Vail Town Code, to allow for additions of enclosed floor area; a variance, pursuant to Chapter
12 -17, Variances, Vail Town Code, from Section 12- 14 -17, Setback from Watercourse, Vail
Town Code, to allow for encroachments into the Mill Creek setback and a variance, pursuant to
Chapter 12 -17, Variances, Vail Town Code, from Section 12- 713-15, Site Coverage, Vail Town
Code, to allow for additions of enclosed floor area in excess of allowable site coverage, located
at 288 Bridge Street, Unit R -1 (Rucksack Building)/ Part of Lots C & D, Block 5A, Vail Village
Filing 1, and setting forth details in regard thereto. (PEC110046, PEC110050)
ACTION: Table to December 12, 2011
MOTION: Kurz SECOND: Cartin VOTE: 6 -0 -0
5 minutes
4. A request for a work session on a major exterior alteration, pursuant to Section 12 -71 -7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the area known
as "Ever Vail" (West Lionshead), with multiple mixed -use structures including but not limited to,
multiple - family dwelling units, fractional fee units, accommodation units, employee housing units,
office, and commercial /retail uses, located at 862, 923, 934, 953, and 1031 South Frontage
Road West, and the South Frontage Road West rig ht-of-way/U n platted (a complete legal
description is available for inspection at the Town of Vail Community Development Department),
and setting forth details in regard thereto. (PEC080064)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to December 12, 2011
MOTION: Kurz SECOND: Cartin VOTE: 6 -0 -0
5. Approval of November 14, 2011 minutes
MOTION: Cartin SECOND: Schneidman VOTE: 5 -0 -1 (Pratt recused)
6. Information Update
The Commission discussed the potential for having a joint meeting with the Town Council to
discuss their priorities over the next couple of years.
7. Adjournment
MOTION: Kurz
SECOND: Cartin VOTE: 6 -0 -0
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479 -2138 for additional
information.
Sign language interpretation is available upon request with 24 -hour notification. Please call (970)
479 -2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published November 25, 2011 in the Vail Daily.
Page 6
PLANNING AND ENVIRONMENTAL
Ad Name: 7324675A
COMMISSION
Customer: TOWN OF VAIL /PLAN DEPT /COMM
DC 12:00pm
TOWN COUNCIL CHAMBERS
LINCILCHAM
Your account 3
Frontage Road West -E
75 South Frontage R111 West -Vail, Colorado,
81:00
-
PEC Holiday Lunch 12:OOpm
MAIN AGENDA 1:00pm
'. .... _ _ _, --
20 minutes
1 A request for a final recommendation to the Vail
,. .
Town Council bra major amendment to Special
Development District No. 22, Grand Traverse, pur-
PROOF OF PUBLICATION
suan, b Section 12- 9A -10, Amendment Proce-
tlousin Vail Town Code, b allow the employee
housing requirements of the special development
distir c, io be met off -site through the pr l:, of
Section 12-13-5, Employee Fbusing Unit Deed Re-
striction Exchange Program, Vail Town Code; To-
STATE OF COLORADO }
ted at 1402 through 1428 Moraine Drive and
1450, 1500, 1550, 1600, 1650, 1700, 1750, 1800,
nd 1850 Lions Ridge Loop/ Lots 1 through 24,
} SS.
Dauphinais- Moseley Subdivision Filing 1, and set
,ing brth details in regard,heneb (PEC110058)
Applicant William and Pamela Bailey, represent
COUNTY OF EAGLE
ed by the Marinello Planning Group
Planners Bill Gibson
}
ACTION:
MOTION: SECOND:VOTE:
CONDITIONS:
40 minutes
1 A request bran amendment to Approved De-
1, Don Rogers, do solemnly swear that I am a
io
velopment Plan, pursuant, Section 12- 61 -11, Do
qualified
Dame°, Plan Required, Housing Zone District,
I
Vail Town Code, b allow for the redevelopment of
representative ofthe Vail Daily. Thatthe same Daily newspaper
A Timber
an Villa A 1 1
Ridge Village Par men sP with up b 297 new
deed restricted employee housing units, and a to
printed, in whole or in part and published in the County
quest for the review of a variance, from Section
Minimum Standards, Parking Lot and
Parkin,
Parking Structure Design Standards for All Uses,
of Eagle, State of Colorado, and has a circulation
Vail Town Code, pursuant b Chapter 12 -17, Vari-
Vail
general
lTown ie s,toannyto'acso)swnneo than
tl veai
therein; that said newspaper has been continuously
the required parking structure, located at 1280
is 1 5
h Frontage Road West /Lots 1-5. Block G. I IR
published
ons Ridge Subdivision Filing setting forth
details m regard thereto PEC110059)
Applicant Vail Tim ber Ri LLC
and uninterruptedly in said County of Eagle for a period of
ge
Planner: George Ruther
7 _ to the first
fifty first
fifty-two
ACTION:
MOTION: SECOND VOTE
Ul
more than -two consecutive weeks next pni or
L L �1 LL L
CONDITIONS:
20 minutes
A request for final review of plat, pursuant
publication of the annexed legal notice or advertisement and
d veal
,o Chapter 13 -3, Major Subdivision, Vail Town
Code, b allow for a re- subdivision of the Timber
that said newspaper has published the requested legal notice
Ridge site, located 1280 North Frontage Road / Lots
1 -5, Block O, Lions Ridge Subdivision Filing 1, and
swung forth details in reggand 'hello . (PEC110060)
ben Ridge, ITC
Planner
and advertisement as requested.
Planner: George Ru,her
George
ACTION:
MOTION: SECOND VOTE
CONDITIONS:
5 minutes
The Vail Daily is an accepted legal advertising medium,
4 A regC esi bra final recommendation b a, Vail
ll2,nZoninglRegulattiionsland
me�tsto Title Title l 4,
for jurisdictions Colorado's Home
Developpment Standards, Vail Town Code, punsu-
ant,o Se 12 -3 -7, Amendment, Vail Town
only operating under
lion
Code, top de regulations that will implement
Rule
sustainagble building and planning standards, and
defails in regard ,hereto.
provision.
(PEW90028),h
Applicant Town of Val
Planner: Rachel Dimond/ Kristen Benuglia
ACTION: Table to January 23, 2012
MOTION: SECOND: VOTE:
That the annexed legal notice or advertisement was
CONDITIONS: 'minutes
5 A request fora recommendation b the Vail Town
in the regular and entire issue of every
C prescribed
1 io Section 12 dome, earl Tow,
Amendment, Vail Town
published
suanbna
,Ame
Code, to amend Chapter 12 -22 View Corridors,
ter
number of said daily newspaper for the period of I
Vail Town Code, to allow for the maintenance of
designated view connidorsimpacted byvegetalion,
and selling forth details in regard thereto.
consecutive insertions; and that the first of said
(PEC110056)
AAPlannern'
publication
Warren Campbell
notice was in the issue of said newspaper dated 12/9/2011 and
ACTION: Table to January 23, 2012
MOTION: SECOND:VOTE:
CONDITIONS:
that the last notice dated 12/9/2011 in
' minutes
into°
6 A request for findings of fact and a determination
publication of said was
f accuracy and comp le feness, pp nsuan, Ito
the issue
Chapter 12 -3, Administration and Entorceme nt
Vail Town Code, and Article 12 -7B, Commercial
of said newspaper.
Core 1 District, Vail Town Code, for applications for
major exterior alteration, pursuant to Sec, ion
12 -7B -7, Major Exterior Alterations or
Modifications, Vail Town Code, io allow for the
addition of GRFA (Rucksack Building), located at
In I have here hand day,
Bridge
lFiling 1, and o h
witness whereof, unto set my this
B$o sLelling
.g Village
details in regard thereto. (PEC110045; and a
major exterior alteration, pursuant to Sec, ion
12/12/2011,
12 -7B -7, Major Exterior Alf enaRons or
Modifications, Vail Town Code, io allow for
additions of enclosed floor area, a variance,
pursuant b Chapter 12 -17, Variances, Vail Town
Code, from Secfion 12- 14 -17, Setback from
Wa, encounse, Vail Town Code, to allow for
enf inb the Mill Creek setback and
ante pursuant ,
w pursuant fo to Set n 12 Variances,
Code, from Section
1ti Siof
for
Coverage, Val allow br of
Coverage, Val Town Code,
e viable s
enclosed floor area in excess of allowable site
e erage, located at 288 Bridge Street, Unit R -1
General Manager /Publisher /Editor
(Rucksack Building) /Part of Lo ,s C &D, Block 5A,
Vail Village Filing 1, and selling forth details in
Vail Daily
regard pp,hereto. (PEC110046, PEC110050)
ArpelllantRBud Budding, LTC
D trStreet
Subscribed before in for
ACTION: Table to January 9, 2012
and sworn to me, a notary public and
CONIDITIONSCOND:VOTE:
County Eagle, State Colorado day 12/12/2011.
' minutes
A negoes, fonawonksessionol2717,nextenior
the of of this
I,.ration, pursuantc Section 1 Town, Exterior
Alterations or Modif ica,ions, Vail Town Code, to
allow bn the redevelopment of the area known as
°Ever Vail" (Wes, Lio ns he ad), with muhiple
mixed -use structures includin but not limited to,
multiple- family dwelling units, ,ynac1mnal tee units,
moda,ion units, employee housing units,
off nice commercial /retail uses, located at 862,
923, 934, 953, and 1031 South Frontage Road
West, and the South Frontage Road West right
of- way /U nplan ed (a complete legal description is
available for inspection at the Town of Vail
Community DwwIopm en, Department), and setting
forth details in regard theneb. IF 064)
Pamela J. Schultz Notary Public
A plic Vail Resorts, represented by Marinello Planni no g Group,
C
Planner. Warren n Campbell
My Commission expires: November 1, 2015
ACTION: Void
8App of November 2$ 011 minutes
MOTIONaSEC ON D: VOTE:
9. Information Upciae
10 Adjournment
MOTION: SECOND: VOTE:
The applications and information about the
proposals are available for public inspection during
r gular office hours of the Town of Vail Community
Development Department, 75 South Frontage
Road. The publiCIS invited 10 attend the project
entaion and the site visits that pnecede'he
public hearing in the Town of Vail Community De-
elopm -1 Department. Please call (970)
479 -2138 for additional intonation.
Sign language interpretation is available upon
q , with 24 hour notification. Please call (970)
479 -2356, Telephone for the Hear ing Impared, ton
information.
Community Development Department
Published December 9, 2011, in the Vail Daily.
(7324675)
Ad Name: 7271124A
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
Customer: TOWN OF VAIL /PLAN DEPT /COMM
NOTICE IS HEREBY GIVEN that the Planning and
Your account 3
Environmental Commission of the Town of Vail will
-
hold a public hearing in accordance with section
12 -3 -6, Vail Town Code, on December 12, 2011, at
'
1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final recommendation to the Vail
PROOF OF PUBLICATION
Town Council for a major amendment to Special
Development District No. 22, Grand Traverse, pur-
suant to Section 12- 9A -10, Amendment Proce-
dures, Vail Town Code, to allow the employee
STATE OF COLORADO }
housing requirements of the special development
district to be met off -site through the provisions of
Section 12 -13 -5, Employee Housing Unit Deed Re-
striction Exchange Program, Vail Town Code; lo-
t
cated at 1402 through 1428 Moraine Drive and
COUNTY OF EAGLE }
1450, 1500, 1550, 1600, 1650, 1700, 1750, 1800,
and 1850 Lions Ridge Loop/ Lots 1 through 24,
Dauphinais - Moseley Subdivision Filing 1, and set-
ting forth details in regard thereto. (PEC110058)
I, Don Rogers, do solemnly swear that I am a qualified
Applicant: William and Pamela Bailey, represent -
ed by the Mauriello Planning Group
representative ofthe Vail Daily. Thatthe same Daily newspaper
Planner: Bill Gibson
A request for an amendment to an Approved De-
printed in whole or in part and published in the County
velopment Plan, pursuant to Section 12- 6I -11, De-
of Eagle, State of Colorado and has a general circulation
g g
velopment Plan Required, Housing Zone District,
Vail Town Code, 5. allow for the redevelopment of
5.24 the Timber
therein; that said newspaper has been published continuously
an approximate acre portion of
Ridge Village Apartments, with up to 297 new
deed- restricted employee housing units; and a re-
and uninterruptedly in said County of Eagle for a period of
quest for the review of a variance, from Section
14 -5 -1, Minimum Standards, Parking Lot and
more than fifty -two consecutive weeks next prior to the first
Parking Structure Design Standards for All Uses,
Vail Town Code, pursuant to Chapter 12 -17, Vari-
ances, Vail Town Code, to allow for a crossover
Ppublication of the annexed legal notice or advertisement and
g
drive aisle width of less than thirty -feet (30') within
that said newspaper has published the requested legal notice
p q g
the required parking structure, located at 1280
Li-
North Frontage Road West /Lots 1-5, Block C, forth
ons Ridge Subdivision Filing i,and setting forth
and advertisement as requested.
details in regard thereto. (PEC110059)
Applicant: Vail Timber Ridge L.L.C.
Planner: George Ruther
The Vail Daily is an accepted legal advertising medium,
A request for final review of a final plat, pursuant to
Chapter 13 -3, Major Subdivision, Vail Town Code,
to allow for a re- subdivision of the Timber Ridge
only or jurisdictions operating under Colorado's Home
y p g
site, located 1280 North Frontage Road /Lots 1 -5,
.1
Rule
Block C, Lions Ridge Subdivision Filing 1, and set-
ting forth details in regard thereto. (PEC110060)
provision.
Applicant: Vail Timber Ridge, LLC
Planner: George Ruther
That the annexed legal notice or advertisement was
The applications and information about the propos-
als are available for public inspection during office
published in the regular and entire issue of every
hours at the Town of Vail Community Develop -
ment Department, 75 South Frontage Road. The
public is invited to attend site visits. Please call
number of said daily newspaper for the period of 1
970- 479 -2138 for additional information.
consecutive insertions; and that the first publication of said
p
Sign language interpretation is available upon re-
24 Please
notice was In the issue of said newspaper dated 11/25/2011 and
quest, with -hour notification. call
Telephone for the Hearing Im-
970-479r information.
paired, for information.
that the last publication of said notice was dated 11/25/2011 in
Published November 25, 2011, in the Vail Daily.
the issue of said newspaper.
(7271124)
In witness whereof, I have here unto set my hand this day,
12/05/2011.
General Manager /Publisher /Editor
Vail Daily
Subscribed and sworn to before me, a notary public in and for
the County of Eagle, State of Colorado this day 12/05/2011.
Pamela J. Schultz, Notary Public
My Commission expires: November 1, 2015